Victoria’s New 80m² Granny Flat Rules: What Amendment VC306 Means for Your Property
Victoria’s New 80m² Granny Flat Rules: What Amendment VC306 Means for Your Property
Thinking about adding a granny flat, annex or small second dwelling to your Victorian property? Amendment VC306 has changed the planning framework in your favour.
Since 15 October 2026, the maximum floor area for a small second dwelling—commonly called a granny flat—has increased from 60 square metres to 80 square metres under Amendment VC306. That additional 20 square metres can make a meaningful difference to the functionality, comfort and long-term value of a secondary
This guide explains what has changed, what still applies, and the practical checks every homeowner should complete before starting design work.
What Is Amendment VC306?
Amendment VC306 updates the Victorian Planning Provisions, including the definition of a small second dwelling in Clause 73.03. The key change is the increase in the permitted gross floor area from 60 square metres to 80 square metres.
In practical terms, the extra floor area allows for a more usable self-contained home. Depending on the site and design, it may accommodate:
A comfortable two-bedroom layout
A separate living area and better storage
A larger bathroom, laundry or kitchen
Improved accessibility and future flexibility
The change is particularly relevant for families seeking accommodation for ageing parents, adult children, guests or rental income, while retaining the main dwelling on the same title.
What Qualifies as a Small Second Dwelling?
To be treated as a small second dwelling under the planning scheme, the building must generally meet the following requirements:
It must have a gross floor area of no more than 80 square metres under the updated VC306 definition.
It must be located on the same lot as an existing dwelling.
It must be a self-contained residence, with a kitchen sink, food-preparation facilities, a bath or shower, and a toilet and wash basin.
A small second dwelling cannot be subdivided or sold separately from the main home. It remains part of the same property title.
How Is the 80m² Floor Area Measured?
The way floor area is calculated matters just as much as the headline 80 square metre limit.
Under the updated approach, the floor area of the small second dwelling is generally measured from the outside of the external walls, or from the centre of a shared party wall. Importantly, certain attached outdoor areas like unroofed deck, patio,pergola may be excluded from the calculation.
Does an 80m² Granny Flat Need a Planning Permit?
The 80 square metre limit relates to the planning definition of a small second dwelling. It does not automatically guarantee that a planning permit will not be required, nor does it guarantee that every design can be built.
In many residential and rural areas, a small second dwelling may not require a planning permit where there are no flooding, environmental, heritage or other special planning controls. However, a planning permit may still be required where:
The lot is less than 300 square metres and is in a residential zone
The land is affected by an overlay, such as a heritage, environmental, flood or bushfire control
The zoning or a specific planning scheme provision triggers a permit
The proposal does not meet the relevant siting, design or amenity requirements
What Zoning is your land? What overlays burden your land? Check it out free on our proprietary platform.
Planning Permit vs Building Permit
A common point of confusion is the difference between planning approval and building approval.
A planning permit deals with whether the use and development are appropriate in planning terms—such as zoning, overlays, setbacks, neighbourhood character, amenity and site coverage.
A building permit deals with how the building is constructed safely and compliantly including structural design, fire safety, energy efficiency, services and siting requirements under the building regulations.
Even where a small second dwelling does not require a planning permit, a building permit is always required before construction can commence.
What Can Still Affect Your Project?
The increased 80 square metre allowance is welcome, but every site remains different. Before committing to a design, it is essential to review:
Zoning and overlays: Heritage, Environmental Significance, Land Subject to Inundation, Special Building, Bushfire Management and other overlays can introduce permit triggers or design constraints.
Title restrictions: Covenants, Section 173 Agreements and other encumbrances may restrict a second dwelling.
Easements and boundaries: Drainage, sewer, power and access easements can affect building envelopes and layout.
Site conditions: Slope, access, existing vegetation, stormwater, services and neighbourhood character all influence feasibility.
Garden area and open space: Requirements may apply depending on the zone, lot size and proposal.
A desktop assessment alone is not enough. The title, plan of subdivision and planning property report should be reviewed together before design work begins.
Why the Extra 20m² Matters
The move from 60m² to 80m² is more than a technical adjustment. It gives designers substantially more room to create a dwelling that feels genuinely liveable rather than compromised.
For example, an 80 square metre small second dwelling may better support:
Two bedrooms rather than one bedroom plus a convertible space
A separate lounge and kitchen-dining area
A full-sized bathroom and laundry
Storage, accessibility and ageing-in-place design
Better natural light, ventilation and indoor-outdoor connections
For property owners, this can improve both day-to-day usability and long-term flexibility.
Before You Start: Key Documents to Review
To assess whether your property can accommodate an 80m² small second dwelling, we recommend reviewing the following at the outset:
Certificate of Title and Section 32 – to identify covenants, restrictions and other title matters.
Plan of Subdivision – to confirm boundaries, easements, encumbrances and lot dimensions.
Planning property report – to identify zoning, overlays and relevant planning controls.
Existing site survey – to establish levels, existing buildings, access, services and available space.
Project brief – including whether the dwelling is intended for family, guests, rental use or future flexibility.
Reviewing these documents early helps identify constraints before design costs escalate.
How Swarup at AuArchitecture Can Help
We specialise in helping Victorian homeowners understand what is realistically achievable on their land.
We assess zoning, overlays, title restrictions, easements, site conditions and design opportunities before preparing a compliant, buildable concept. Our approach is to identify risks early, maximise usable space and provide clear advice on whether a planning permit is likely to be required.
If you are considering a granny flat, annex or small second dwelling, contact Swarup for a confidential site review. We can help you move from an idea to a clear, compliant development pathway.
Contact Swarup today to discuss the potential of your property.
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