参考 · 维州 · small second dwelling
维州 small second dwelling（奶奶房）规则 —— 参考规格表
面向规划师、顾问与 AI 引擎、以引用为先的维州规划、建筑、供水、租赁与税务规则重述。每一行都注明来源法规与条款，以及读取日期。面向业主的叙述版本是维州哪些地能建与出租 —— 电表水表与账单；交互应用是地图规划器。
- 适用范围
- 澳大利亚维多利亚州（州级标准条款；council 附表可能有变化）
- 核实日期
- 2026 年 9 月 12 日
- 版本
- 2026-09-12
- 作者
- Joey Don · E2ES 联合创始人兼 CEO
关键事实
- ▸定义：与现有住宅同一地块、gross floor area 不超过 60 m² 的自足式建筑（厨房水槽、食物准备设施、浴缸或淋浴、厕所与洗手盆）—— Clause 73.03，由 Amendment VC253 引入（2023 年 12 月 14 日生效）。
- ▸用途状态：在 GRZ、NRZ、RGZ、MUZ、HCTZ、TZ、LDRZ、RLZ、RCZ、FZ、RAZ、GWZ、GWAZ 与 UGZ 为 Section 1（用途免规划许可），条件三项：地块现有住宅不超过一栋；是地块上唯一的 small second dwelling；不接入管道天然气。C1Z 禁止（Section 3）。
- ▸建造许可触发线：在 GRZ、NRZ、RGZ、MUZ、HCTZ 与 TZ，面积不足 300 m² 的地块上建造或扩建 small second dwelling 需要许可（VC282，2025 年 9 月 8 日生效）。LDRZ 与乡村分区没有此触发线。300 m² 是触发线，不是最小地块面积。
- ▸分割：为含有 small second dwelling 的土地创设独立地块的许可不得批准（每个分区）。
- ▸Building permit：任何情况都需要（Class 1a，注册 building surveyor）；入住前需 occupancy permit（Building Act 第 39 条）。
- ▸选址（免许可路径）：位于现有住宅前墙之后（reg 74A）；墙高 ≤ 3.6 m 时侧后退距 1 m（reg 79）；两栋建筑合计建筑覆盖率 ≤ 60 %（reg 76）；透水率 ≥ 20 %（reg 77）；主屋私人开放空间 25 m²/3 m、单元 8 m²/1.6 m（reg 86、86A）；通道宽 ≥ 1 m、坡度 ≤ 1:14（reg 86B）；无需停车位（reg 78(7)；Clause 52.06-1）。
- ▸防火间距：距同一地块另一建筑 1.8 m 以内（或距侧后边界 900 mm 以内）的外墙须达 FRL 60/60/60 或为 90 mm 砌体（NCC 2022 Housing Provisions 9.2.1、9.2.3，经 H3D3）。
- ▸Easement：未经同意不得在水务局 easement 上方或任何水务局设施横向 1 m 范围内（Melbourne Water 为 5 m）建造 —— Water Act 1989 第 148(1) 条；Building Regulations reg 130。
- ▸Overlay：BMO、LSIO、SBO、FO、ESO、SLO、EMO、SMO、RO、PAO 与 SCO 恢复许可；HO、DDO 与 NCO 对高度 ≤ 5 m 且柔和色调的建筑豁免；VPO、DCPO（VC249 豁免征费）、DPO、IPO 与 PO 不受影响；EAO 为审计前置条件；AEO/MAEO 要求隔音构造。
- ▸居住：无限制 —— 任何人都可居住或租住。dependent person's unit 制度（Clause 52.04）于 2027 年 3 月 28 日终止。
- ▸租赁账单：只有在房屋由供应商安装或批准的表单独计量时，租客才支付电、气、用水量与污水处理费（RTA 1997 第 52 条）；否则由出租方支付（第 53 条）。维州没有节水前置条件。
- ▸电力：第二个 NMI 由持牌电工（Electrical Work Request + Certificate of Electrical Safety）经零售商向 AusNet、CitiPower、Powercor、Jemena 或 United Energy 申请；基本接驳 10 个工作日内（EDCoP v3）/ 15 天（AusNet 目标）。
- ▸供水：Yarra Valley Water 要求两栋住宅各有独立主表（2026-27 每项服务 NCC $1,113.63）；South East Water 按地块收 NCC（水 $1,112.49；污水 $1,112.49 / Casey $1,306.81 / Cardinia $2,285.23），双住户可装分表；Greater Western Water 在单元属于"dwelling"或申请独立水表时适用 NCC；Coliban 要求每个占用单位一块表（NCC $3,512.51 / 填充地块 $2,032.70）。
- ▸税务：Land Tax Act 2005 第 62A 条，出租的独立住宅部分丧失主要自住豁免；不足 28 晚的短租收 7.5 % 短租税；空置住宅土地税自 2025 年起全州 1–3 %。
定义与州级条件
- Clause 73.03 定义
- 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, which must include: a) a kitchen sink; b) food preparation facilities; c) a bath or shower; and d) a toilet and wash basin.Clause 73.03 (Victoria Planning Provisions, land-use group "Accommodation")
- Building Regulations 定义
- Building Regulations 2018 reg 5 — 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.Building Regulations 2018 reg 5
- 引入
- Amendment VC253, operational 14 December 2023 (Gazette S677 of 14 Dec 2023 carries the companion Minister's Guideline MG-12 under the Building Act).Amendment VC253
- Section 1 条件
- No more than one dwelling existing on the lot; Only one small second dwelling on the lot; Reticulated natural gas must not be supplied to the small second dwelling.各分区用途表
- 建造许可触发线
- 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). Above 300 m² 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.VC282 (Gazette S414)
- 分割
- A permit must not be granted which would allow a separate lot to be created for land containing a small second dwelling (every zone; restated by VC288, 16 October 2025).e.g. Clause 32.08-3 (VC288)
- 停车
- Clause 52.06-1 (VC277, 18 Dec 2025): the car parking clause does not apply to the construction and use of a small second dwelling; Building Regulations reg 78(7) likewise.Clause 52.06-1; reg 78(7)
- Dependent person's unit
- Clause 52.04 keeps the old dependent person's unit (a movable building for a person dependent on a resident) alive only transitionally: 52.04-12 (VC304, 23 Mar 2026) switches it off after 28 March 2027 (building permit by 28 June 2027 saves an existing application).Clause 52.04-12 (VC304)
逐个分区的状态
| Zone | 名称 | 用途状态 | < 300 m² 建造许可 | 条件 / 说明 |
|---|---|---|---|---|
| GRZ | General Residential Zone | Section 1 —— 免用途许可 | 是（VC282） | 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 | Section 1 —— 免用途许可 | 是（VC282） | As GRZ. |
| RGZ | Residential Growth Zone | Section 1 —— 免用途许可 | 是（VC282） | As GRZ. |
| MUZ | Mixed Use Zone | Section 1 —— 免用途许可 | 是（VC282） | As GRZ. |
| HCTZ | Housing Choice and Transport Zone | Section 1 —— 免用途许可 | 是（VC282） | As GRZ (32.10-4). |
| TZ | Township Zone | Section 1 —— 免用途许可 | 是（VC282） | Plus the 32.05-3 services condition (reticulated sewer if available, else EPA on-site system; potable water; electricity). |
| LDRZ | Low Density Residential Zone | Section 1 —— 免用途许可 | 无触发 | 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 | Section 1 —— 免用途许可 | 无触发 | 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 | Section 1 —— 免用途许可 | 无触发 | 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 | Section 1 —— 免用途许可 | 无触发 | Section 1 with the 35.08-2 services condition; setback triggers apply. |
| RCZ | Rural Conservation Zone | Section 1 —— 免用途许可 | 无触发 | 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 | Section 1 —— 免用途许可 | 无触发 | 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 | Section 1 —— 免用途许可 | 无触发 | As GWZ (35.05-2). |
| UGZ | Urban Growth Zone | Section 1 —— 免用途许可 | 无触发 | 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 | Section 3 —— 禁止 | — | "Small second dwelling" is listed under Section 3 — Prohibited (34.01). |
| C2Z | Commercial 2 Zone | 未列出 —— 需确认 | — | No small second dwelling row; the Accommodation rules of the zone govern — confirm with council. |
| PUZ | Public Use Zone | 未列出 —— 需确认 | — | No small second dwelling provision — public land, confirm with the land manager. |
各 overlay 对新建 small second dwelling 的影响
| Overlay | 名称 | 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. |
选址 —— Building Regulations 2018 与 Clause 54
| 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). | Building Regulations 2018 reg 76A |
| 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; Clause 54 Standard A3-5 |
| 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) |
需要 planning permit 时（地块不足 300 m² 或有 overlay），Clause 54 适用平行标准：A2-8 位于前墙之后、A2-3 退距、Table A2-5 建筑覆盖率（NRZ/TZ 60 %、GRZ 65 %、RGZ/MUZ/HCTZ 70 %）、A3-5 通道。满足所列标准的申请免公告与复审（32.08-13）并走 VicSmart。
租赁 —— Residential Tenancies Act 1997
- "Separately metered"（第 3 条）
- Section 3: "separately metered" means there is, in respect of rented premises, a meter (a) that has been installed or approved by the relevant supplier of the utility and (b) that measures, in relation to those premises only, the quantity of a substance or service supplied to or used at those premises.
- 租客支付（第 52 条）
- Section 52: where the premises are separately metered — all charges for the supply or use of electricity, gas or oil (except installation and initial connection), the cost of water supplied where based on the amount supplied (or that part of a charge that is), and sewage disposal charges imposed by a water corporation under the Water Act 1989.
- 出租方支付（第 53 条）
- Section 53(1): installation and initial connection of any service; all rates, taxes and charges under any Act; electricity, gas or oil at premises that are NOT separately metered; water supply charges not based on the amount supplied; all water charges (supply, usage and sewage disposal) at premises that are not separately metered; sewerage and drainage services.
- 节水达标
- Victoria has no water-efficiency precondition for charging a renter for water (that is a NSW/QLD rule); the only WELS hooks are the minimum standard of a 3-star shower head (Regulations 2021 Schedule 4) and reg 24 (replacement fixtures must be 3-star or the provider pays the water cost).
- 私人分表
- A landlord's own check meter is not a meter "installed or approved by the relevant supplier", so it does not make a small second dwelling "separately metered" for the Act; the clean route is a distributor-issued second NMI and a water-corporation meter.
- 转售 / 嵌入式电网
- ESC General Exemption Order 2022 (from 1 Jan 2023): selling metered electricity to fewer than 10 residential customers on a site you own needs no registration (deemed exemption VD2) but the price may not exceed the Victorian Default Offer, the meter must be an approved (pattern-approved) meter, and EWOV membership applies.
- Rooming house
- Section 3: a rooming house is a building in which one or more rooms are available for rent and the total number of people who may occupy those rooms is not less than 4. The test is per building; a small second dwelling is a separate Class 1a building, so a house let to one household plus a separately let unit is not a rooming house.
配电公司 —— 第二个 NMI
| 配电公司 | 区域 | 流程 | URL |
|---|---|---|---|
| AusNet Services | Eastern metro + north-east and eastern Victoria | EnergyConnect — your Registered Electrical Contractor lodges the application; AusNet aims to connect the meter within 15 days of submission. | www.ausnetservices.com.au |
| CitiPower | Inner Melbourne / CBD | eConnect — RECs and licensed electrical workers submit new connections with the Certificate of Electrical Safety attached; customers can only submit abolishments and solar pre-approvals. | www.powercor.com.au |
| Powercor | Western Melbourne + western Victoria | eConnect — same portal and rules as CitiPower. | www.powercor.com.au |
| Jemena | North-western Melbourne | Electricity Distribution Portal via the retailer — Electrical Works Request + Certificate of Electrical Safety per premise; for multiple premises also a group-metering-panel CES and the council-approved street number allocation for each dwelling; truck appointment. | www.jemena.com.au |
| United Energy | South-eastern Melbourne + Mornington Peninsula | myEnergy — applications by customers, RECs (Electrical Work Request + prescribed CES) or retailers; connection charges appear on the electricity bill. | www.unitedenergy.com.au |
council 依 AS/NZS 4819:2011 分配单元门牌号（如 "20A"）；Jemena 在多处住宅时要求提供 council 分配文件。Electricity Distribution Code of Practice v3（2026 年 1 月 1 日）要求标准情况下在申请后 10 个工作日内完成基本接驳。
水务局 —— 第二住宅计量与 New Customer Contribution
| 水务局 | 区域 | 政策 | 费用 | URL |
|---|---|---|---|---|
| Yarra Valley Water | Northern and eastern Melbourne | New Customer Contribution applies to any connection that is separately titled or is, or can be, individually metered; YVW requires both dwellings to be serviced by individual main water meters and does not offer a main-meter-plus-check-meter arrangement. "Apply for separate metering" form (owners agreement required). | NCC 2025-26 $1,018.89 each for water, sewer and recycled water; 2026-27 $1,113.63 each. | www.yvw.com.au |
| South East Water | South-eastern Melbourne, Casey, Cardinia, Mornington Peninsula | NCC for any new property that is separately titled or is, or can be, individually metered; applications via PropertyConnect; a dual occupancy on one meter can apply for check meters at the owner's cost. | NCC per lot 2026-27: water $1,112.49; sewer $1,112.49 (other areas) / $1,306.81 (Casey) / $2,285.23 (Cardinia); recycled water $2,951.64 (Casey) / $3,551.01 (Cardinia). | southeastwater.com.au |
| Greater Western Water | Western and north-western Melbourne | Metering and Servicing Guidelines v8.4 §11.7 (dependent persons unit / granny flat): where the development is a "dwelling" under the Planning and Environment Act or the applicant requests separate meters, New Customer Contributions apply; individual sub/check metering is optional; three servicing options (separate tappings, upsized 25 mm service with sub-meters, or retain the existing service); NCC deferrable via a DPU declaration. | NCC applies when separately metered — amount per the current GWW schedule. | www.gww.com.au |
| Barwon Water | Geelong and the Surf Coast | "Application for Water and Sewer Connection"; NCC framework 2023-28. | Amounts not verified this round. | www.barwonwater.vic.gov.au |
| Central Highlands Water | Ballarat | Plumbing consent via My Services; your plumber installs a water meter on site before connection; multiple dwellings need a Notice of Agreement (Non-Works). | Amounts not verified this round. | www.chw.net.au |
| Coliban Water | Bendigo | Separate water meters installed by a Coliban Water contractor are required for each individual occupancy; "Connect a Property" application. | NCC water and sewer 2025-26 $3,512.51 standard / $2,032.70 small-lot infill. | coliban.com.au |
Rates、土地税与各项税费
| 项目 | 规定 | URL |
|---|---|---|
| Land tax | Land Tax Act 2005 s 62A: if principal-place-of-residence land contains a separate residence used to derive income from accommodation in the preceding year, land tax is assessable on the part of the land containing that residence (partial PPR exemption, SRO worked example from the 2026 tax year). | www.sro.vic.gov.au |
| Short stay levy | Short Stay Levy Act 2024: 7.5 % of the total booking fee on stays under 28 consecutive days from 1 January 2025; a granny flat on the same land as the owner's home is levied if it can be occupied separately (the platform pays where booked via a platform). | www.sro.vic.gov.au |
| Vacant residential land tax | Statewide from 2025: land not lived in for 6 months of the previous year by the owner, a permitted occupant, or under a genuine lease or short-term letting; 1 % / 2 % / 3 % of capital improved value by year liable. Treatment of an empty unit on occupied PPR land not stated by the SRO. | www.sro.vic.gov.au |
| Council rates | Councils must separately rate each part of a property capable of separate occupancy (Valuation of Land Act 1960) — a separately let small second dwelling can become a second rateable assessment; practice varies by council. | www.mornpen.vic.gov.au |
时效与待定变化
- VC282（2025 年 9 月 8 日）插入 Clause 54 与 300 m² 建造触发线；VC292（2025 年 9 月 11 日）把 NCO 加入 Clause 54 适用清单；VC288（2025 年 10 月 16 日）重述分割禁令；VC277（2025 年 12 月 18 日）重述停车豁免；VC248（2026 年 5 月 5 日）重写 BMO 并纳入 SSD 豁免；VC307（2026 年 4 月 20 日）重述 DDO 豁免；VC309（2026 年 5 月 11 日）涉及乡村工业，与 SSD 无关。
- Clause 52.04（dependent person's unit）在 2027 年 3 月 28 日后失效（VC304，2026 年 3 月 23 日）。
- 读取的是 Building Regulations 2018 第 031 版（2026 年 9 月 1 日）；SSD 专属条款（5、19A、72、73(5)、74A、76(5)、78(7)、86(2)(b)、86A、86B）源自 Building Amendment (Small Second Dwellings) Regulations 2023。
- 水务局 NCC 金额每年 7 月 1 日调整；2026-27 数字为 2026 年 9 月 12 日各水务局页面公布值。
- 本轮未核实：Barwon Water 与 Central Highlands Water 的 NCC 金额；CitiPower/Powercor 接驳费表；VBA Practice Note SI 03 与 Fact Sheet PES-1 内容（页面拒绝自动访问）。
术语表
- Small second dwelling（小型第二住宅，SSD）
- 与现有住宅同一地块、gross floor area 不超过 60 m² 的自足式建筑，须含厨房水槽、食物准备设施、浴缸或淋浴、厕所与洗手盆（Clause 73.03）。Building Regulations 定义：与现有单一 Class 1 建筑同一地块、面积 ≤ 60 m² 的自足式 Class 1a 建筑（reg 5）。
- Gross floor area（GFA，总建筑面积）
- 从外墙外侧或共用墙中心线量起；包括所有有屋顶的面积（Cardinia / Latrobe council 指引）。
- Section 1 / 2 / 3 用途
- 分区用途表中：Section 1 = 无需许可（受条件约束）；Section 2 = 需要许可；Section 3 = 禁止。
- VicSmart
- 规划快速评估通道（10 个工作日），适用于列明的申请类别，包括满足 Clause 54 标准、地块不足 300 m² 的 small second dwelling。
- Report and consent（报告与同意）
- council 依 Minister's Guideline MG-12、在听取相邻业主意见后，对 Building Regulations 某条选址规则给予的豁免（Building Act 第 188A 条、附表 2 第 4A 条）。
- Separately metered（单独计量）
- Residential Tenancies Act 第 3 条：就出租房屋存在一块由相关供应商安装或批准、且仅计量该房屋的表。
- NMI
- National Metering Identifier —— 电力接驳点的唯一标识，由配电公司在新接驳时创建。
- New Customer Contribution（NCC）
- 维州水务局在接驳新增一个已经或可以单独计量的客户时收取的一次性费用。
- Dependent person's unit（DPU）
- 与现有住宅同一地块、供依赖主屋居民的人居住的可移动建筑（过渡性 Clause 52.04，2027 年 3 月 28 日失效）。
- Build-over-easement consent（跨建同意）
- 水务局依 Water Act 第 148 条对在其 easement 上方或其设施 1 m（Melbourne Water 5 m）范围内建造给予的酌情同意。
来源登记
- Victoria Planning Provisions — ordinance — Clauses 73.03, 32.03–32.10, 34.01, 35.03–35.08, 37.07, 42.01–45.12, 52.04, 52.06, 52.23, 54, 62.02 (state-standard text, identical in every scheme) (访问于 2026-09-12)
- Victoria Government Gazette S677 (14 Dec 2023) — VC253; Minister's Guideline MG-12 (访问于 2026-09-12)
- Victoria Government Gazette S414 (11 Aug 2025) — VC282, operative 8 Sep 2025 (访问于 2026-09-12)
- Building Regulations 2018 (Vic) version 031 (1 Sep 2026) — regs 5, 19A, 72–89, 130, 132, 133 (访问于 2026-09-12)
- Building Act 1993 (Vic) version 151 — s 39 occupancy; s 188A and Sch 2 cl 4A report and consent (访问于 2026-09-12)
- NCC 2022 Volume Two H3D3; Housing Provisions 9.2.1, 9.2.3 (访问于 2026-09-12)
- Water Act 1989 (Vic) version 147 — s 148 (访问于 2026-09-12)
- Residential Tenancies Act 1997 (Vic) version 114 — ss 3, 52, 53, 54 (访问于 2026-09-12)
- Residential Tenancies Regulations 2021 (Vic) — regs 22–24, Schedule 4 (访问于 2026-09-12)
- Essential Services Commission — General Exemption Order 2022 guidance; Victorian Default Offer; Electricity Distribution Code of Practice v3 (访问于 2026-09-12)
- Land Tax Act 2005 (Vic) version 086 — s 62A; SRO PPR, short stay levy and VRLT pages (访问于 2026-09-12)
- Yarra Valley Water; South East Water; Greater Western Water; Coliban Water; Central Highlands Water — connection and pricing pages — NCC amounts as published for 2025-26 / 2026-27 (访问于 2026-09-12)
- AusNet Services; CitiPower / Powercor; Jemena; United Energy — connection pages (访问于 2026-09-12)
- Cardinia Shire (Oct 2025), Latrobe City (Feb 2026), Greater Dandenong, Wyndham — small second dwelling pages — Council practice statements (访问于 2026-09-12)
修订记录
- 2026-09-12首次发布。条款文本读自 VPP 条款生成器；Building Regulations v031；RTA v114；公用事业页面如来源所列。
依据所示日期的公开一手来源汇编的一般性信息。不构成法律、规划、建筑、税务或财务建议。council 附表会改变州级标准条款；请核实你地块的现行附表。E2ES —— Optima Real Estate Pty Ltd。
引用格式：E2ES (2026)。维州 small second dwelling 规则 —— 参考规格表，版本 2026-09-12。https://e2es.com.au/zh/reference/small-second-dwelling-rules-victoria（数据集：https://e2es.com.au/data/granny-flat-rules-au.json）。