维州 · 分区、overlay 与选址
维州哪些地
能建奶奶房？
自 Amendment VC253 起，small second dwelling（小型第二住宅）在几乎每一个允许住宅的维州分区内都是无需 planning permit（规划许可）的用途；自 Amendment VC306（2026 年 10 月 15 日）起，规划定义涵盖总楼面面积不超过 80 m² 的独立住宅（VC253 时期至 2026 年 10 月 14 日为 60 m²）。决定你地块能不能建的不是分区名称，而是叠在它上面的四件事：Section 1 的三个条件、300 m² 的建造触发线、画在你土地上的 overlay（覆盖区），以及 building surveyor（建筑测量师）在 building permit（建筑许可）阶段执行的选址规则 —— 而 Building Regulations 仍将 small second dwelling 定义为不超过 60 m²。本指南按 2026 年 9 月的条文，把这四件事逐条讲清；small second dwelling 定义与 VC306 变更核对于 2026 年 10 月 20 日。
作者：Joey Don · E2ES 联合创始人兼 CEO · 核实于 2026 年 9 月 12 日 · VC306 更新核对于 2026 年 10 月 20 日 · VC314 花园面积定义核对于 2026 年 11 月 3 日
一句话结论
只要你的维州地块已有一栋房子，位于住宅、乡镇、低密度、乡村居住、农业、乡村活动、绿楔或城市增长分区，面积不小于 300 m²（这条触发线只存在于六个城区住宅分区），单元不接入管道燃气，且没有会恢复许可的 overlay（山火、洪水、侵蚀、环境重要性、公共征用），你就可以不办 planning permit 建一栋 small second dwelling —— 依 Amendment VC306 修订后的 Clause 73.03，自 2026 年 10 月 15 日起其总楼面面积上限为 80 m²。Heritage、Design and Development 与 Neighbourhood Character overlay 在单元不超过 5 m 高且使用柔和色调时可豁免。只有 Commercial 1 Zone 禁止。Building permit 任何情况下都必须办 —— Building Regulations（第 031 版）仍将 small second dwelling 定义为不超过 60 m²，因此更大的设计须由 building surveyor 确认建筑审批路径 —— 单元须位于主屋前墙之后、距侧后围栏 1 m、避开 easement、建筑覆盖率不超过 60 %。地图规划器会把这些距离套用到你的真实地块上。
谁来建、多少钱、要多久
谁来建，下一步做什么
E2ES 在 Melbourne、Geelong、Ballarat、Bendigo 建造奶奶房，按维多利亚州含 GST 固定价——$121,000（34 平）、$170,500（60 平，两房或三房）、$218,900（80 平）——一口价全包，工期为文书报建 4 周，然后建造 3 个月。77 套已完工并已出租的 E2ES 住宅分布于 21 个区，连同周租金标注在 /our-builds 地图上（维州 74 套，昆州 3 套；数据更新于 2026-08-27）。
下一步：核查地址、对比户型图，或预约免费现场评估。
价格表更新于 2026-10-17 · 建造商信息复核于 2026-11-03
决定一块维州地的四项测试
人们搜索"建奶奶房需要什么分区"，好像分区是那道门。在维州它大多不是。Amendment VC253（2023 年 12 月 14 日生效）把 small second dwelling 写入了每一个允许住宅的分区用途表的 Section 1，意味着该*用途*无需许可。自 Amendment VC306（2026 年 10 月 15 日生效）起，Clause 73.03 将其定义为与现有住宅位于同一地块、总楼面面积不超过 80 m²、用作独立住所的建筑或建筑的一部分，须有厨房水槽、食物准备设施、浴缸或淋浴、厕所与洗手盆。面积计入用作住所的所有楼层，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、露台；VC253 时期（至 2026 年 10 月 14 日）上限为 60 m² gross floor area。在用途之外，摆在你面前的是四项独立的测试，一块地必须全部通过才能留在免 planning permit 的通道上。
测试一 —— Section 1 条件。每个分区措辞一致：地块上现有住宅不得超过一栋；small second dwelling 必须是地块上唯一的一栋；不得向其供应管道天然气（换句话说，电灶与电热水）。任何一条不满足，用途就落入 Section 2 —— 需要 planning permit。
测试二 —— 300 m² 建造触发线。自 VC282（2025 年 9 月 8 日生效）起，General、Neighbourhood、Residential Growth、Mixed Use、Housing Choice and Transport 与 Township 分区规定："在面积不足 300 平方米的地块上建造或扩建 small second dwelling 需要许可。"这是规划方案中唯一的地块面积数字。它是触发线而不是禁令 —— 300 m² 以下的申请按 Clause 54 评估，满足所列标准即可走 VicSmart。网上反复出现的 550–600 m²"最小面积"是建商的经验值，不是法律。
测试三 —— overlay。无论分区如何，overlay 都可以让许可回来。山火、洪水、侵蚀、环境重要性与公共征用 overlay 会；风貌类 overlay 给出有条件豁免；还有几种对 small second dwelling 毫无影响。完整表格见下文。
测试四 —— building permit 阶段的选址。即使不需要 planning permit，Building Regulations 2018 也决定单元能站在哪里：主屋前墙之后、距侧后边界 1 m、建筑覆盖率 60 %、透水率 20 %、从街道进入的 1 m 净宽通道、两栋住宅各自的私人开放空间，以及 National Construction Code 的 1.8 m 防火间距。某条规则无法满足时，council 可依 Minister's Guideline MG-12 在听取邻居意见后予以豁免。注册 building surveyor 签发的 building permit 任何情况下都必须办 —— 没有例外。2026 年 10 月 20 日有效的 Building Regulations 2018（第 031 版）仍将 small second dwelling 定义为 gross floor area 不超过 60 m² 的 Class 1a 建筑（reg 5(1)），Planning Victoria 表示配套建筑修订将随后推出 —— 因此 60 m² 以上的设计须由 building surveyor 确认建筑审批路径。
逐个分区看 —— 哪里是 as-of-right，哪里不是
下表读取的是 2026 年 9 月各分区用途表的原文。"免用途许可（Section 1）"意味着只要满足上述三个条件，small second dwelling 用途不需要 planning permit；最后一列是部分分区附加的条件 —— 最常见的是有市政污水管时必须接入（否则使用 EPA 监管的场内系统）、饮用水与电力。只有六个城区住宅分区带 300 m² 建造触发线；乡村与低密度分区转而管控与道路、水道和邻居的退距，Farming Zone 还要求不同业主的两栋 small second dwelling 相距至少 100 m。
| Zone | 名称 | SSD 用途状态 | < 300 m² 需建造许可？ | 说明 |
|---|---|---|---|---|
| GRZ | General Residential Zone | 免用途许可（Section 1） | 是 | Section 1 use (no permit) where the three conditions are met; a permit to construct only on a lot under 300 m². Max building height 11 m / 3 storeys (32.08-11). |
| NRZ | Neighbourhood Residential Zone | 免用途许可（Section 1） | 是 | As GRZ. |
| RGZ | Residential Growth Zone | 免用途许可（Section 1） | 是 | As GRZ. |
| MUZ | Mixed Use Zone | 免用途许可（Section 1） | 是 | As GRZ. |
| HCTZ | Housing Choice and Transport Zone | 免用途许可（Section 1） | 是 | As GRZ (32.10-4). |
| TZ | Township Zone | 免用途许可（Section 1） | 是 | Plus the 32.05-3 services condition (reticulated sewer if available, else EPA on-site system; potable water; electricity). |
| LDRZ | Low Density Residential Zone | 免用途许可（Section 1） | 否（无此触发） | Section 1 with the 32.03-2 services condition; no sub-300 m² trigger (VC282 excluded LDRZ). Buildings and works permit only for Section 2 uses. |
| RLZ | Rural Living Zone | 免用途许可（Section 1） | 否（无此触发） | Section 1 with the 35.03-2 services condition and 500 m from a mineral-resources work authority; buildings-and-works permit only inside the zone's road / waterway / schedule setbacks. |
| FZ | Farming Zone | 免用途许可（Section 1） | 否（无此触发） | Section 1 with services, 1 km from a wind-energy facility, 500 m from a work authority; buildings and works permit inside the setbacks, and a small second dwelling must be 100 m from a small second dwelling not in the same ownership (35.07-4). |
| RAZ | Rural Activity Zone | 免用途许可（Section 1） | 否（无此触发） | Section 1 with the 35.08-2 services condition; setback triggers apply. |
| RCZ | Rural Conservation Zone | 免用途许可（Section 1） | 否（无此触发） | Section 1 with the 35.06-2 services condition; setback triggers apply. Councils with a blanket ESO over conservation land (e.g. Cardinia) advise that a permit is usually needed in practice. |
| GWZ | Green Wedge Zone | 免用途许可（Section 1） | 否（无此触发） | Section 1 with the 35.04-2 condition: all-weather road for emergency vehicles, sewer or EPA wastewater, potable water including fire-fighting storage, electricity. |
| GWAZ | Green Wedge A Zone | 免用途许可（Section 1） | 否（无此触发） | As GWZ (35.05-2). |
| UGZ | Urban Growth Zone | 免用途许可（Section 1） | 否（无此触发） | Section 1 with services + all-weather access (37.07-2); the applied-zone provisions of the precinct structure plan may add controls (37.07-11). |
| C1Z | Commercial 1 Zone | 禁止 | — | "Small second dwelling" is listed under Section 3 — Prohibited (34.01). |
| C2Z | Commercial 2 Zone | 需向 council 确认 | — | No small second dwelling row; the Accommodation rules of the zone govern — confirm with council. |
| PUZ | Public Use Zone | 需向 council 确认 | — | No small second dwelling provision — public land, confirm with the land manager. |
两点实务解读。在乡村与绿楔分区，按条文用途是 as-of-right 的，但在保育用地上整体覆盖 Environmental Significance Overlay 的 council —— Cardinia 是其中之一 —— 提示实际上通常需要 planning permit，因为把许可带回来的是 overlay 而不是分区。而在 Low Density Residential Zone 完全没有 300 m² 触发线，但单元必须接入现有的市政污水管，或接入 council 已依 Building Regulations reg 132 同意的场内污水系统。
逐个 overlay 看 —— 哪些会把许可带回来
overlay 是画在分区之上、标记土地某一属性的第二层。VC253 对不同 overlay 家族的处理截然不同。环境风险类 —— 山火、洪水、侵蚀、盐碱、环境重要性、公共征用 —— 完整保留了建筑与工程的许可触发；Amendment VC306（2026 年 10 月 15 日）还修订了灾害类 overlay —— Erosion Management、Floodway、Land Subject to Inundation、Special Building 与 Bushfire Management —— 规定 movable unit 或 movable building（可移动单元或可移动建筑）需要许可。风貌类 —— Heritage、Design and Development、Neighbourhood Character —— 被赋予了量身定制的豁免：建筑高度不超过 5 m 且使用柔和色调即免许可。还有几种 overlay 对 small second dwelling 毫无影响。下表每一行都附条款，方便你自己查阅；overlay 背后的 schedule（附表）可以改变默认规定，这正是我们在免费场地评估时读附表文本而不是看地图颜色的原因。
| Overlay | 名称 | 对新建 SSD 的影响 | 条款 | 内容 |
|---|---|---|---|---|
| BMO | Bushfire Management Overlay | 需要许可 | 44.06-2 (VC248, 5 May 2026) | A permit is required to construct a building or carry out works associated with Accommodation; only an alteration/extension of an existing dwelling or small second dwelling by up to 50 % of its floor area is exempt. Bushfire hazard site assessment (AS 3959:2018), landscape assessment and bushfire management statement; Clause 53.02 applies. |
| HO | Heritage Overlay | 有条件豁免 | 43.01-3 (VC253) | No permit if the building height does not exceed 5 m and the building is finished in muted tones and colours; demolition, tree and fence triggers in 43.01-1 still apply. |
| DDO | Design and Development Overlay | 有条件豁免 | 43.02-2 (VC307, 20 Apr 2026) | Same 5 m + muted-tones exemption as the Heritage Overlay; otherwise a permit. |
| NCO | Neighbourhood Character Overlay | 有条件豁免 | 43.05-2; 43.05-3 (VC282/VC292) | Same 5 m + muted-tones exemption; the schedule may modify the Clause 54 standards. |
| LSIO | Land Subject to Inundation Overlay | 需要许可 | 44.04-2 (VC253) | A permit is required to construct a building or carry out works unless the schedule exempts; only decks and pergolas up to 800 mm attached to a small second dwelling are exempt. |
| SBO | Special Building Overlay | 需要许可 | 44.05-2 (VC288, 16 Oct 2025) | Permit required, same pattern as LSIO; Melbourne Water referral. |
| FO | Floodway Overlay | 需要许可 | 44.03-2 | Permit required; new dwellings in a floodway are generally not supported. |
| ESO | Environmental Significance Overlay | 需要许可 | 42.01-2 (VC288) | Permit for buildings and works unless the schedule states one is not required; small second dwelling outbuildings and tanks are VicSmart (59.05). |
| SLO | Significant Landscape Overlay | 需要许可 | 42.03-2; 59.05 | Permit unless the schedule exempts; constructing a small second dwelling is a VicSmart class. |
| VPO | Vegetation Protection Overlay | 不受影响 | 42.02-2 | Unaffected unless vegetation is removed, destroyed or lopped. |
| EMO | Erosion Management Overlay | 需要许可 | 44.01-2 (VC253) | Permit required unless the schedule exempts. |
| SMO | Salinity Management Overlay | 需要许可 | 44.02-2 | Permit required (same structure); outbuildings VicSmart. |
| EAO | Environmental Audit Overlay | 审计前置条件 | 45.03-1 | Not a permit trigger but a precondition: a preliminary risk screen / audit statement or certificate must issue before buildings and works for a sensitive (residential) use commence. |
| PAO | Public Acquisition Overlay | 需要许可 | 45.01-1 (VC253) | Permit required to construct a building. |
| DCPO | Development Contributions Plan Overlay | 不受影响 | 45.06-1; VC249 (14 Jan 2024) | No permit trigger; VC249 exempted development for a small second dwelling from DCP levies by re-incorporating each DCP — check the specific plan. |
| DPO | Development Plan Overlay | 不受影响 | 43.04-2 | No independent trigger; if a permit is otherwise needed it must be generally in accordance with the plan. |
| IPO | Incorporated Plan Overlay | 不受影响 | 43.03-1 | As DPO. |
| PO | Parking Overlay | 不受影响 | 45.09-3; 52.06-1 | Clause 52.06 does not apply to a small second dwelling. |
| RO | Restructure Overlay | 需要许可 | 45.05-2 | Permit required to construct or extend a dwelling or other building; reticulated sewer required if available. |
| AEO | Airport Environs Overlay | 有条件豁免 | 45.02-1, 45.02-2 | No buildings-and-works trigger, but any new building must meet AS 2021-2015 noise attenuation and the schedule requirements. |
| MAEO | Melbourne Airport Environs Overlay | 有条件豁免 | 45.08-1 | Any requirement in the schedule must be met. |
| SCO | Specific Controls Overlay | 需要许可 | 45.12-1 | Governed entirely by the incorporated document. |
Bushfire Management Overlay 是最常改变墨尔本边缘项目的一种：自 VC248（2026 年 5 月 5 日）起，BMO 内任何新建居住建筑都需要许可，并附 AS 3959 山火危害现场评估、景观评估与山火管理说明 —— 单元随后按其山火侵袭等级建造。Development Contributions Plan Overlay 则最常被误当禁令：它是征费类 overlay，而 VC249（2024 年 1 月 14 日）通过重新纳入每份计划，把 small second dwelling 开发从 DCP 征费中豁免。我们的 overlay 指南与 heritage 指南对每一种有更深入的讲解。
选址 —— 单元能站在地块的哪里
这是多数指南跳过、却决定你后院是否真的可用的部分。两套法规说的几乎是同一件事。不需要 planning permit 时，Building Regulations 2018（第 5 部分第 2 分部，自 VC253 起明确涵盖"单一 Class 1 建筑，包括 small second dwelling"）在 building permit 阶段管辖选址。需要 planning permit 时 —— 地块不足 300 m² 或有 overlay —— 规划方案的 Clause 54 适用平行标准。对 30 或 60 m² 单元真正要紧的规则，两者数字相同。有一条规划标准已不复存在：VC306 于 2026 年 10 月 15 日删除了 Clause 54.03-5（small second dwelling 的安全与无障碍标准，即规划层面的通道标准）；截至 Building Regulations 第 031 版，建筑层面的通道要求（reg 86B）仍然适用。
| 规则 | 要求 | 依据 |
|---|---|---|
| Behind the front wall | The small second dwelling is set back behind the front wall of the existing dwelling facing the front street; porches, verandahs, pergolas, eaves, gutters, screens and decks over 800 mm must not encroach. | Building Regulations 2018 reg 74A; planning Clause 54.02-8 Standard A2-8 (VC282) |
| Side and rear setback | 1 m for walls up to 3.6 m high; plus 0.3 m for every metre of height over 3.6 m up to 6.9 m; 2 m plus 1 m per metre over 6.9 m. | Building Regulations 2018 reg 79, Table 79; Clause 54 Standard A2-3 |
| Walls on boundaries | Within 200 mm of a side or rear boundary: length no more than the abutting wall or 10 m plus 25 % of the remaining boundary; average height 3.2 m, maximum 3.6 m. | Building Regulations 2018 reg 80 |
| Site coverage | Buildings must not occupy more than 60 % of the allotment (zone schedule may vary) — applies to the two buildings together (reg 76(5)). Where a planning permit is needed, Clause 54 Table A2-5 applies 60 % NRZ/TZ, 65 % GRZ, 70 % RGZ/MUZ/HCTZ. | Building Regulations 2018 reg 76; Clause 54.03-2 Table A2-5 |
| Permeability | At least 20 % of the allotment must have a permeable surface. | Building Regulations 2018 reg 77 |
| Garden area | 25 % (400–500 m²), 30 % (500–650 m²), 35 % (over 650 m²) where the zone requires it (GRZ/NRZ). What counts: since Amendment VC314 (gazetted and operative 28 October 2026) Clause 73.01 defines garden area as any area of the lot other than (a) the dwelling, small second dwelling or residential building — except an eave, fascia or gutter up to 600 mm wide, a pergola, an unroofed terrace, patio, deck, step or landing under 800 mm high, a basement that does not project above ground, an outbuilding up to 10 m² gross floor area and a domestic service normal to a dwelling — (b) a covered driveway, or (c) a covered area set aside for car parking; an eave, fascia or gutter up to 600 mm may encroach into an uncovered driveway or uncovered car-parking area. Until 27 October 2026 the definition counted only areas with a minimum dimension of 1 m and also excluded uncovered driveways and uncovered areas set aside for car parking. | Building Regulations 2018 reg 76A; Clauses 32.08-4 and 32.09-4; Clause 73.01 "Garden area" as amended by Amendment VC314 (gazetted and operative 28 October 2026; reissued unchanged 2 November 2026 under VC322), read 3 November 2026 |
| Building height | Zone/schedule height, else 10 m on a slope of 2.5° or more and 9 m otherwise; GRZ max 11 m / 3 storeys. | Building Regulations 2018 reg 75; Clause 32.08-11 |
| Private open space | The existing dwelling keeps at least 25 m² with a 3 m minimum dimension; the small second dwelling gets at least 8 m² with a 1.6 m minimum dimension and access from a habitable room other than a bedroom. | Building Regulations 2018 reg 86(2)(b), reg 86A |
| Access path | A clear unobstructed path from the front street at least 1 m wide (1.8 m if longer than 30 m), 2 m clear height, gradient no steeper than 1:14, cross-fall 1:40, sealed or all-weather. | Building Regulations 2018 reg 86B (unchanged in version 031). The parallel planning standard, Clause 54.03-5 (Standard A3-5), was deleted by VC306 on 15 October 2026. |
| Car parking | None required for a small second dwelling. | Building Regulations 2018 reg 78(7); Clause 52.06-1 |
| Fire separation | An external wall within 1.8 m of another building on the same allotment (or 900 mm of a side/rear boundary) must achieve FRL 60/60/60 or be 90 mm masonry. | NCC 2022 Vol 2 H3D3; Housing Provisions 9.2.1, 9.2.3 |
| Easements and water assets | No structure over an easement in favour of a water authority, or within 1 m laterally of any other authority's works (5 m for Melbourne Water), without the authority's consent — whether or not an easement is registered. | Water Act 1989 s 148(1); Building Regulations 2018 reg 130 |
| Stormwater | The council's report on the legal point of discharge must be obtained before the building permit. | Building Regulations 2018 reg 133 |
| Septic | A septic tank installation or alteration needs council report and consent unless an EPA permit exists. | Building Regulations 2018 reg 132 |
| Report and consent | Each siting regulation carries its own council report-and-consent power; council must apply Minister's Guideline MG-12 and give the adjoining owner an opportunity to comment. | Building Act 1993 s 188A and Schedule 2 clause 4A; Gazette S677 (MG-12) |
测量师上门那天人们才发现的规则是 reg 74A：单元必须位于现有房屋前墙之后 —— 不能在前院与主屋并排，转角地块也不能靠前。人们在分割图上才发现的规则是 easement：穿过后院的污水或排水 easement 未经水务局同意不能跨建，依 Water Act 第 148 条，任何水务局设施 1 m 范围内（Melbourne Water 为 5 m）同样如此，无论是否登记了 easement；build-over consent 由机构酌情决定，可居住房间通常被拒。我们的地图规划器从州地籍画出你的地块、每条登记 easement 与房屋，让单元距围栏 1 m、距 easement 1 m、距主屋 1.8 m（我们模块的防火短端墙为 1 m），并放在主屋后方 —— 在任何人报价之前你就能看到合规的落位。
产权层 —— covenant、Section 173 协议与 owners corporation
以上任何测试都看不到你的产权文件。Restrictive covenant（限制性契约）—— 在 1990 年代以来的新区极为常见，"该地块上不得建造一栋以上住宅"—— 无论规划豁免与否都有约束力；单一住宅 covenant 会一直挡住奶奶房，直到通过 Clause 52.02 的 planning permit、最高法院或规划方案修订予以移除或变更。登记在产权上的 Section 173 agreement 也可以有同样效果。两者都在免费场地评估时读取，所以在花任何钱之前，easement 与 covenant 指南值得十分钟。位于 owners corporation（业主法团）内的地块还叠加法团自己的规则；没有州级来源专门处理这一点，请按个案核查。
谁可以住，以及你不能拿它做什么
没有居住者测试。Cardinia 的情况说明写得很直白："对居住没有限制……可以出租给第三方"；Latrobe："任何人都可以住，也可以出租。"旧的 dependent person's unit（供依赖主屋居民的人居住的可移动建筑）只在过渡性的 Clause 52.04 中延续，并将于 2027 年 3 月 28 日后失效。你不能做的是分割或单独出售单元：每个分区都规定，为含有 small second dwelling 的土地创设独立地块的许可"不得批准"。一旦出租，水电与账单指南会解释决定租客能否自付水电的电表问题。
墨尔本各 council 在实务中的附加要求
规划与建筑规则全州统一，但 council 会附加三件值得了解的事。第一，门牌号：单独出租的单元需要自己的地址，供电力零售商与邮政使用 —— council 按 AS/NZS 4819 分配（Whitehorse："20A 将位于 20 号与 22 号之间"；Cardinia 与 Latrobe：联系 rates 团队）。第二，地方法规：多数都会区 council 要求开工前办理 asset protection permit（Monash、Whittlesea、Frankston、Casey、Mornington Peninsula），若干 council 保护树干周长超过阈值的私人土地树冠树（Glen Eira 140 cm、Bayside 1 m 高处 155 cm、Boroondara 1.5 m 高处 110 cm）—— 后院的一棵树可能改变单元位置。第三，雨水：council 关于 legal point of discharge（合法排放点）的报告（reg 133）必须在 building permit 签发前取得，单元的屋顶雨水必须能到达该点。
E2ES 如何替你跑完这四项测试
从免费的地址查询开始（30 秒内从规划地图读出分区、overlay 与地块面积），或直接使用地图规划器，它画出地块、easement 与房屋，并在 Building Regulations 允许的位置放置 30 m² 与 60 m² 单元。然后预约免费场地评估：我们调取产权核查 covenant 与 Section 173 协议，读 overlay 附表文本而不是地图颜色，核对污水管图与合法排放点，并在任何合约之前书面确认路径 —— 免 planning permit 直接办 building permit，或先办 planning permit。免许可地块的报建阶段约一个月；overlay 与乡村地块走许可路径，时间在评估后书面确认。
一手来源链接
- Victoria Planning Provisions — ordinance (Clauses 73.03, 32.03–32.10, 34.01, 35.03–35.08, 37.07, 42–45, 52.04, 52.06, 54, 62.02)The state-standard clauses are identical in every planning scheme; the small second dwelling Section 1 conditions and the 300 m² trigger are read here.
- Victoria Government Gazette S677, 14 December 2023 — Amendment VC253 and Minister's Guideline MG-12The gazettal that created the small second dwelling and the building-siting guideline councils apply to report-and-consent applications.
- Victoria Government Gazette S414, 11 August 2025 — Amendment VC282 (new Clause 54)Operative 8 September 2025: Clause 54 (one dwelling or a small second dwelling on a lot), the 300 m² permit trigger, Standard A2-8 (behind the front wall) and A3-5 (access path; deleted by VC306 on 15 October 2026 — the building access path, reg 86B, still applies as at Building Regulations version 031).
- Amendment VC306 — Planning Schemes portal (Gazetted, operative 15 October 2026)Status Gazetted / Approved; gazettal date and date of operation 15 October 2026; applies to the Victoria Planning Provisions and every planning scheme. Checked 20 October 2026.
- VC306 approved Clause 73.03 — Land use terms (15 October 2026)Small second dwelling: a building, or part of a building, with a total floor area not exceeding 80 m², on the same lot as an existing dwelling, used as a self-contained residence; measured from the outside of the external walls or the centre of a party wall, excluding attached roofed and unroofed structures (60 m² gross floor area under VC253 until 14 October 2026). Checked 20 October 2026.
- VC306 explanatory report (approval, gazetted)Floor area increased from 60 m² to 80 m² and its measurement clarified; Clause 54.03-5 (safety and accessibility for small second dwellings, the planning access-path standard) deleted; hazard overlays (EMO, FO, LSIO, SBO, BMO) amended so a permit is required for a movable unit or movable building. Checked 20 October 2026.
- VC306 approved Clause 32.08 — General Residential ZoneSection 1 conditions unchanged (no more than one existing dwelling; the only small second dwelling; no reticulated natural gas); 32.08-6 permit to construct or extend a small second dwelling on a lot of less than 300 m² unchanged. Checked 20 October 2026.
- Building Regulations 2018 (Vic), version 031 (1 September 2026)reg 5 definition; reg 74A behind the front wall; reg 79 setbacks; reg 76 site coverage; reg 77 permeability; reg 86A/86B open space and access path; reg 78(7) no parking; reg 130 easements; reg 133 point of discharge. Re-checked 20 October 2026 for VC306: still the current version; reg 5(1) still defines a small second dwelling as a self-contained Class 1a building of no more than 60 m² gross floor area, and regs 74A, 86A and 86B are unchanged.
- Building Act 1993 (Vic) — s 188A and Schedule 2 clause 4A (report and consent)Council must apply the Minister's Guidelines and give the adjoining owner an opportunity to comment before dispensing with a siting regulation.
- NCC 2022 Volume Two H3D3 and Housing Provisions Part 9.21.8 m to another building on the same allotment (or 900 mm to a boundary) → FRL 60/60/60 wall.
- Water Act 1989 (Vic) s 148 — structures over works and easementsNo structure over a water authority easement or within 1 m laterally of its works (5 m for Melbourne Water) without consent.
- Melbourne Water — apply to build near an asset or easementConsent required over or within 5 m of Melbourne Water easements or underground assets.
- Cardinia Shire — Small second dwellings fact sheet (October 2025)Council practice: building permit always required, overlays that restore the permit, arborist reports, street numbering via the rates team.
- Latrobe City — Small second dwellings FAQ (February 2026)Rural zones: no permit where the zone setbacks are met; anyone can live in or rent the unit.
- Greater Dandenong — Small second dwelling"A building permit is always required."
- Wyndham City — Small second homesCannot be subdivided or sold separately; restrictive covenants still bind.
常见问题
General、Neighbourhood、Residential Growth、Mixed Use、Housing Choice and Transport、Township、Low Density Residential、Rural Living、Rural Conservation、Farming、Rural Activity、Green Wedge、Green Wedge A 与 Urban Growth 分区都把 small second dwelling 列在 Section 1（免用途许可），条件是：一栋现有住宅、仅一栋 small second dwelling、不接管道燃气。Commercial 1 Zone 禁止。自 Amendment VC306（2026 年 10 月 15 日）起，规划定义涵盖总楼面面积不超过 80 m² 的单元；building permit 任何情况下都需要，而且由于 Building Regulations（第 031 版）仍将 small second dwelling 定义为不超过 60 m²，更大的设计须由 building surveyor 确认建筑审批路径。
不是 —— 它是许可触发线，不是最小面积。在六个城区住宅分区，面积不足 300 m² 的地块建造 small second dwelling 需要许可；300 m² 以下按 Clause 54 评估，满足标准即可走 VicSmart。乡村与低密度分区完全没有 300 m² 触发线。
通常不会。Clause 43.01-3 规定建筑高度不超过 5 m 且使用柔和色调时，small second dwelling 免遗产许可。Design and Development 与 Neighbourhood Character overlay 适用同样的有条件豁免。拆除、树木与围栏管控仍然适用。
Bushfire Management Overlay（附山火危害评估）、Land Subject to Inundation、Special Building、Floodway、Environmental Significance、Significant Landscape、Erosion Management、Salinity Management、Restructure 与 Public Acquisition overlay，以及 Specific Controls Overlay 的纳入文件。Environmental Audit Overlay 要求开工前取得审计声明。Vegetation Protection、Development Contributions、Development Plan、Incorporated Plan 与 Parking overlay 不影响单元。
墙高 3.6 m 以内距侧边与后边界至少 1 m（Building Regulations reg 79），位于现有房屋前墙之后（reg 74A），距主屋 1.8 m，除非相向的墙体达到 FRL 60/60/60 防火等级（NCC Housing Provisions 9.2）。未经同意不得在 easement 上方或水务局设施 1 m 范围内建造（Water Act 第 148 条）。
可以 —— 两者用途均为 Section 1，条件是服务条件（有市政污水管时接入，否则使用批准的场内系统；饮用水；电力）以及分区规定的与道路、水道和矿产资源用地的退距。Farming Zone 内单元还须与不同业主的 small second dwelling 相距 100 m，而乡村用地常见的 Bushfire Management Overlay 会恢复许可要求。
任何情况都需要。注册 building surveyor 依据 Building Regulations 选址规则与 National Construction Code 签发 building permit，入住前还须签发 occupancy permit。council 不签发 building permit。Building Regulations 2018（第 031 版）仍将 small second dwelling 定义为 gross floor area 不超过 60 m²，因此 60 m² 以上的设计须由 building surveyor 确认建筑审批路径。
不可以。每个分区都规定，为含有 small second dwelling 的土地创设独立地块的许可不得批准。它与主屋在同一产权上，不能单独出售。
重要提示
本指南汇总的是截至 2026 年 9 月 12 日公开的维州规划与建筑法规（small second dwelling 定义与 Amendment VC306 变更核对于 2026 年 10 月 20 日），并附一手来源链接。E2ES 是建造商，不是律师事务所、town planner（城市规划师）或持牌过户师 —— 本页内容不构成法律或规划建议，也不能替代针对你具体地块的专业建议。overlay 附表因 council 与附表编号而异；covenant、Section 173 协议与 easement 记录在产权文件上而非规划地图；Building Regulations 的选址规则由 relevant building surveyor 在许可阶段执行。在投入资金之前，请核实你地块的现行规定。
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