Amendment VC319: Faster Planning Approvals for Up to Four Dwellings
Amendment VC319 is a significant change to Victoria’s planning system. It expands the streamlined VicSmart planning permit pathway from two dwellings to a maximum of four dwellings in most residential zones, making it easier for suitable townhouse and low-rise developments to move through the planning process more quickly.
What has changed?
Before VC319, only applications for up to two dwellings could use the VicSmart pathway. The amendment now allows developments of up to four dwellings to be assessed through this faster process in selected residential zones.
The change applies to:
Mixed Use Zone
Township Zone
Residential Growth Zone
General Residential Zone
Neighbourhood Residential Zone
Housing Choice and Transport Zone
It does not apply to the Low Density Residential Zone. Applications in that zone will continue to follow the existing planning process.
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What is VicSmart?
VicSmart is a simplified planning permit process for certain low-impact proposals. It is designed to provide a quicker decision, with a statutory 10-day assessment timeframe and no public notice or third-party objection rights in the usual sense.
Importantly, VC319 does not remove planning controls. A four-dwelling proposal must still meet the relevant requirements of the planning scheme, including the Townhouse and Low-Rise Code, zone controls, building height limits, garden area requirements and any applicable overlays.
What must a development meet?
To qualify for the VicSmart pathway, a proposal for up to four dwellings must comply with the same 13 siting and amenity standards that currently apply to two-dwelling VicSmart applications under Clause 55.
In practical terms, the design must properly address matters such as:
Neighbourhood character and streetscape
Building setbacks and site coverage
Overshadowing and overlooking
Private open space
Landscaping
Car parking and access
Amenity for future residents and neighbours
This means VC319 is not a blanket approval for four dwellings on every site. It is an opportunity for well-designed, compliant developments to obtain a planning permit more efficiently.
Why has the Victorian Government made this change?
The amendment supports Victoria’s goal to deliver more homes, including medium-density housing in established urban areas close to jobs, services and public transport. It also supports the State Government’s broader planning reforms to speed up decisions and provide greater certainty for the development industry.
VC319 builds on Amendment VC288, which introduced the VicSmart pathway for two-dwelling developments in October 2025. VC319 extends that approach to developments of up to four dwellings.
What does it mean for landowners?
For landowners considering a dual occupancy, townhouse or small multi-dwelling project, VC319 may reduce planning time, uncertainty and holding costs — provided the proposal meets the required standards.
However, every site is different. Zoning, overlays, lot size, street frontage, the location of the existing dwelling, drainage, vegetation, access, parking and neighbourhood character can all affect whether a four-dwelling design is achievable.
A well-prepared feasibility assessment should therefore consider not only whether four dwellings are permitted, but whether they can be designed to comply with Clause 55 and the relevant planning controls.
What does it mean for neighbours?
The amendment does not allow development that would otherwise be prohibited. It does not change height limits, garden area requirements, overlay controls or bushfire protections.
The intention is to encourage appropriately designed infill housing while maintaining the amenity standards that protect neighbouring properties.
How will councils interpret the new Low-Rise Housing Code standards?
While complying with the 30-odd standards may sound straightforward, the real challenge often lies in how council officers interpret those standards. The new Low-Rise Housing Code was intended to make each requirement more objective and measurable, reducing the subjective judgement that often influenced decisions under the former provisions.
In practice, however, council planners may still debate the interpretation of the revised Clause 55 — particularly in relation to functional design dimensions, neighbourhood character, visual bulk, landscaping, overlooking and amenity impacts. Where an otherwise compliant proposal becomes subject to differing interpretations, the intended certainty and speed of the VicSmart pathway can be undermined.
If that occurs, the core objective of VC319 — faster, clearer and more predictable planning decisions — may not be fully achieved.
Why a strong planning submission matters
A carefully prepared planning submission is essential. Clearly demonstrating compliance with each relevant standard, supported by accurate plans, design reasoning and a strong planning justification, can help reduce ambiguity and support a smoother VicSmart assessment.
If you are considering a dual occupancy, townhouse or multi-dwelling project, a site-specific planning and design assessment is essential before committing to a design or purchase.
Key takeaway
Amendment VC319 creates a faster planning pathway for up to four dwellings in most residential zones, but it is not a shortcut around good design or planning compliance. For suitable sites, it may make townhouse and low-rise development more viable by reducing approval time and providing clearer rules.
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