# Victoria’s small second dwelling rule now: up to 80 m² (Amendment VC306, from 15 October 2026)

**Checked** 2026-10-20 against the primary documents below · **Licence** CC-BY-4.0 (https://creativecommons.org/licenses/by/4.0/) · **JSON** https://e2es.com.au/data/victoria-small-second-dwelling-rule.json

Amendment VC306 came into operation on 15 October 2026. Clause 73.03 now defines a small second dwelling as a self-contained home of up to 80 m² total floor area on the same lot as an existing dwelling — up from 60 m² under VC253 — measured from the outside of its external walls (or the centre of a party wall), excluding attached decks, verandahs, pergolas, porches and other attached roofed or unroofed structures. VC306 also deleted the planning safety-and-accessibility standard, Clause 54.03-5.

The other planning conditions did not change. In the main residential zones no planning permit is needed on a lot of 300 m² or more when there is no more than one existing dwelling, it is the only small second dwelling on the lot and it is not connected to reticulated gas — unless an overlay, another zone condition, or a covenant or Section 173 agreement on title says otherwise.

The building rules have not caught up yet. A building permit is always required, and the Building Regulations 2018 in force on 20 October 2026 (version 031) still define a small second dwelling as no more than 60 m² gross floor area and keep its access-path rule (reg 86B). Planning Victoria says matching building amendments are to follow, so confirm the building pathway for any design over 60 m² with the building surveyor.

## The current rule in five lines

| Fact | Rule |
| --- | --- |
| Planning size limit | 80 m² total floor area — Clause 73.03, Amendment VC306, from 15 October 2026 (60 m² under VC253 from 14 December 2023 to 14 October 2026) |
| How the area is measured | All floors used as the dwelling, from the outside of the external walls or the centre of a party wall; attached decks, verandahs, pergolas, porches, patios and terraces are excluded |
| No planning permit when | Main residential zones: lot of 300 m² or more, no more than one existing dwelling, the only small second dwelling, no reticulated gas, and no overlay or title restriction that says otherwise (e.g. Clause 32.08 GRZ) |
| Building permit | Always required. Building Regulations 2018 (version 031) still define a small second dwelling as ≤ 60 m² (reg 5(1)) and keep the access path (reg 86B) — confirm designs over 60 m² with the building surveyor |
| Removed by VC306 | Planning standard Clause 54.03-5 (safety and accessibility for small second dwellings) |

## Definition text (Clause 73.03, VC306)

- **Definition** — A building, or part of a building, with a total floor area not exceeding 80 square metres, on the same lot as an existing dwelling and used as a self-contained residence, which must include: a) a kitchen sink; b) food preparation facilities; c) a bath or shower; and d) a toilet and wash basin.
- **Total floor area** — For the definition, the total floor area includes all floors of a building, or part of a building, used as a self-contained residence; is measured from the outside surface of the external walls or the centre of a party wall between the small second dwelling and another building; and does not include an unroofed patio, pergola, porch, terrace or other unroofed structure, or any roofed deck, verandah or other roofed structure, attached to or abutting the small second dwelling.
- **Previous definition (VC253)** — Before 15 October 2026 (Amendment VC253): "a building with a gross floor area of 60 square metres or less, on the same lot as an existing dwelling and used as a self-contained residence", with the same four facilities.
- **Building Regulations definition** — Building Regulations 2018 reg 5(1) (authorised version 031, in force from 1 September 2026; still the current version on 20 October 2026) — a Class 1a building that is self-contained and has a gross floor area equal to or less than 60 m² on the same allotment as an existing single Class 1 building that is not a small second dwelling. Planning Victoria says matching Building Regulations / MG-12 amendments are to follow; until then the building surveyor decides how a design over 60 m² (up to the 80 m² planning limit) is assessed.
- **Construction permit trigger** — A permit is required to construct or extend a small second dwelling on a lot of less than 300 square metres (32.07-6, 32.08-6, 32.09-6, 32.04-6, 32.10-4, 32.05-7, inserted by VC282, operative 8 September 2025; 32.08-6 re-read in its VC306 version on 20 October 2026, unchanged). On a lot of 300 m² or more the trigger does not apply; overlays and other clauses still can. Below 300 m² the application is assessed against Clause 54 and is VicSmart where the listed standards are met.

## Primary documents

| Document | URL | Checked | Supports |
| --- | --- | --- | --- |
| VC306 approved Clause 73.03 — Land use terms (15 October 2026) | https://stfpbsprodapp01.blob.core.windows.net/amendmentfiles/VC306%2073.03%20Land%20Use%20Terms_vpp%20Approval%20Gazetted_d79c4d55-4102-f111-8406-002248102344_d6c86da3-2366-4c12-bb48-669c81af66a7.pdf | 2026-10-20 | Small second dwelling: total floor area not exceeding 80 m²; measurement from the outside of the external walls or the centre of a party wall; attached unroofed and roofed structures excluded. |
| Amendment VC306 — Planning Schemes portal (Gazetted, operative 15 October 2026) | https://planning-schemes.app.planning.vic.gov.au/Melton/amendments/VC306 | 2026-10-20 | Status Gazetted / Approved; gazettal date and date of operation 15 October 2026; applies to the Victoria Planning Provisions and every planning scheme. |
| VC306 explanatory report (approval, gazetted) | https://stfpbsprodapp01.blob.core.windows.net/amendmentfiles/VC306%20Explanatory%20Report%20Approval%20Gazetted_d79c4d55-4102-f111-8406-002248102344_157da33f-9984-4b6b-8be7-6049dfc64bba.docx | 2026-10-20 | Floor area increased from 60 m² to 80 m² and its measurement clarified; Clause 54.03-5 (safety and accessibility for small second dwellings) deleted; permit requirement for movable units and buildings in hazard overlays. |
| VC306 approved Clause 32.08 — General Residential Zone | https://stfpbsprodapp01.blob.core.windows.net/amendmentfiles/VC306%2032.08%20General%20Residential%20Zone_vpp%20Approval%20Gazetted_d79c4d55-4102-f111-8406-002248102344_d927f042-0223-449c-adcd-9f862fe75799.pdf | 2026-10-20 | Section 1 conditions (no more than one existing dwelling; the only small second dwelling; no reticulated natural gas) and the 32.08-6 permit trigger for a lot of less than 300 m². |
| Building Regulations 2018 (Vic), authorised version 031 (in force from 1 September 2026) | https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/031 | 2026-10-20 | Reg 5(1): a small second dwelling is a self-contained Class 1a building of no more than 60 m² gross floor area; regs 74A, 86A and 86B (siting, private open space, access path) still apply. |
| Planning Victoria — Small second homes guidance (15 October 2026) | https://www.planning.vic.gov.au/guides-and-resources/strategies-and-initiatives/small-second-dwellings | 2026-10-17 | Government explanation of the VC306 change; corresponding Building Regulations and MG-12 amendments described as to follow. |

## 维州奶奶房现行规则：上限 80 m²（Amendment VC306，2026 年 10 月 15 日起）

Amendment VC306 于 2026 年 10 月 15 日生效。Clause 73.03 现将 small second dwelling（小型第二住宅，即奶奶房）定义为与现有住宅位于同一地块、总楼面面积不超过 80 m² 的独立住宅——VC253 时期为 60 m²。面积按外墙外表面（或共用墙中心线）计算，不含附建的 deck、verandah、凉棚、门廊及其他附建的有顶或无顶构筑物。VC306 同时删除了规划层面的安全与无障碍标准 Clause 54.03-5。其他规划条件没有改变。在主要住宅分区，地块面积不小于 300 m²、地块上现有住宅不超过一套、它是地块上唯一的 small second dwelling、且不接入管道天然气时，无需 planning permit（规划许可）——除非 overlay、其他分区条件，或产权上的 covenant／Section 173 协议另有要求。建筑法规尚未同步。Building permit（建筑许可）任何情况下都需要；2026 年 10 月 20 日有效的 Building Regulations 2018（第 031 版）仍将 small second dwelling 定义为总建筑面积不超过 60 m²，并保留通道要求（reg 86B）。Planning Victoria 表示配套建筑修订将随后推出，因此 60 m² 以上的设计请先与 building surveyor 确认建筑审批路径。

| 要点 | 规则 |
| --- | --- |
| 规划面积上限 | 总楼面面积 80 m²——Clause 73.03，Amendment VC306，2026 年 10 月 15 日起（VC253 时期，即 2023 年 12 月 14 日至 2026 年 10 月 14 日，为 60 m²） |
| 面积如何计算 | 计入用作住宅的所有楼层，按外墙外表面或共用墙中心线计算；附建的 deck、verandah、凉棚、门廊、露台不计入 |
| 何时无需 planning permit | 主要住宅分区：地块不小于 300 m²、现有住宅不超过一套、地块上唯一的 small second dwelling、不接管道天然气，且没有 overlay 或产权限制另有要求（例如 Clause 32.08 GRZ） |
| Building permit | 任何情况下都需要。Building Regulations 2018（第 031 版）仍定义为 ≤ 60 m²（reg 5(1)），并保留通道要求（reg 86B）——60 m² 以上的设计请与 building surveyor 确认 |
| VC306 删除的条款 | 规划标准 Clause 54.03-5（small second dwelling 的安全与无障碍要求） |

**What this means for a build** — https://e2es.com.au/vc306-80m2-granny-flat-victoria (Chinese: https://e2es.com.au/zh/vc306-80m2-granny-flat-victoria)

**Cite as** — E2ES — Optima Real Estate Pty Ltd (2026). Victoria small second dwelling rule after Amendment VC306, checked 2026-10-20. https://e2es.com.au/data/victoria-small-second-dwelling-rule.json (licence CC BY 4.0).

> General information compiled from public primary sources on the verification dates shown on each record. Not legal, planning, building, tax or financial advice. Planning schemes, council charges resolutions, utility policies and tenancy law change frequently — verify the current instrument for the specific lot. Where a figure could not be verified against the issuing body's own document, the record says so rather than carrying a guessed number.