Check if a Heritage Overlay affects your works

1.  Go to VicPlan and search for the address of your property.

2. Follow the prompts to create and open a free Planning Property Report.

3. On the Report, go to the Planning Overlay section to see whether a Heritage Overlay affects your property.
4. In the Planning Overlay section, look at the map to see the area of your site covered by the Heritage Overlay. Refer to your plans to see whether you will be performing works in that area.

Will you be performing works in a Heritage Overlay?

• If yes, go to the next step.
• If no, see if other overlays affect the works.

Check if your property is on the Victorian Heritage Register

1. Refer to the report from VicPlan.
2. Look for the Heritage Overlay Schedule link and take note of the schedule number.
3. Click the Heritage Overlay Schedule link. The Schedule to the Heritage Overlay page appears.
4. Find your schedule number. See whether the 'Included on the Victorian Heritage Register' column displays 'Yes' for your schedule number.

If the property is on the Victorian Heritage Register:

• You may need approval from Heritage Victoria for or any buildings and works including internal changes. Contact Heritage Victoria for advice on how to apply for their approval.
• You may continue to apply for other permits while your Heritage Victoria application is being assessed. But you can only begin construction after all necessary approvals and permits are granted.

Is your property listed on the Victorian Heritage Register?

• If yes, contact Heritage Victoria and apply for their approval. Then check if other overlays affect the works.
• If no, apply for a Planning Permit.

Check if other overlays affect your works

Refer to the report from VicPlan and see whether the proposed works are in any other following:

• Public Acquisition Overlay
• Land Subject to Inundation Overlay
• Environmental Significance Overlay
• Design and Development Overlay (except for Design and Development Overlay Schedule 4).

Note that other overlays may appear. We may refer to the overlay listing at a later stage.

Are your proposed works within a Public Acquisition, Land Subject to Inundation, Environmental Significance or Design and Development Overlay?

• If yes, apply for a Planning Permit.
• If no, go to the next step.

Check if your property is in a Commercial Zone

Refer to the report from VicPlan to see whether the property is in a Commercial 1 Zone or Commercial 2 Zone.

Is the property in a Commercial Zone?

• If yes, apply for a Planning Permit.
• If no, go to the next step.

Check if your property is in a General or Neighbourhood Residential Zone

Refer to the report from VicPlan and look at the zoning information for the property.

See whether the zone is listed as Neighbourhood Residential or General Residential.

Is the property in a General or Neighbourhood Residential Zone?

• If yes, go to the next step.
• If no, look at planning requirements for Mixed Use and Residential Growth Zones.

Check the area of a lot in a General or Neighbourhood Residential Zone

As the owner of a lot in a General or Neighbourhood Residential Zone, the size of your lot, and the measurements of your structure help determine whether you need planning permission for your project.

To construct a carport or garage, you need a Planning Permit if the area of the lot is less than 500sqm.

To construct a shed or gazebo, you need a Planning Permit when:

• the area of the lot is less than 500sqm
• the gross floor area of the shed or gazebo exceeds 10sqm, and
• the height of the shed or gazebo is more than 3m.

Note that height is measured from natural ground level to the top of the structure.

Do the size of my residential lot and measurements of my structure require that I apply for a Planning Permit?

• If yes, apply for a Planning Permit.
• If no, look at other overlays that may impact your works,

Check the area of a lot in a Residential Growth or Mixed Use Zone

As the owner of a lot in a Residential Growth or Mixed Use Zone, the size of your lot, and the measurements of your structure help determine whether you need planning permission for your project.

To construct a carport or garage, you need a Planning Permit if the area of the lot is less than 300sqm.

To construct a shed or gazebo, you need a Planning Permit if:

• the area of the lot is less than 300sqm
• the gross floor area of the shed or gazebo exceeds 10sqm, and
• the height of the shed or gazebo is more than 3m.

Note that height is measured from natural ground level to the top of the structure.

Do the size of my lot and measurements of my structure require that I apply for a Planning Permit?

• If yes, apply for a Planning Permit.
• If no, go to the next step.

Check if your works are affected by a Significant Landscape Overlay

Refer to the report from VicPlan and see whether Significant Landscape Overlay (SLO) appears.

If SLO appears on the report, measure the distance from the top of the structure to natural ground level.

You need permission to construct a structure 6m or more in height.

Are you building a structure with a height of 6m or more in a Significant Landscape Overlay?

• If yes, apply for a Planning Permit.
• If no, go to the next step.

Check if your works are affected by a Special Building Overlay

Refer to the Report from VicPlan and see whether Special Building Overlay (SBO) appears.

If SBO appears on the report, there is a greater likelihood that you will need planning permission for your structure.

Contact Statutory Planning to confirm whether you need a Planning Permit for your project.

Did Statutory Planning advise that you need a Planning Permit to build your structure in a Special Building Overlay?

• If yes, apply for a Planning Permit.
• If no, you do not need to apply for a Planning Permit. See if you need a Building Permit.

Apply for a Planning Permit, if needed

1. Provide a clear copy of your Certificate of Title, including the lot plan. You can get this from the Landata website. The Certificate of Title must be no more than 28 days' old.
2. Write a cover letter explaining your proposal.
3. Write a neighbourhood and site description.
4. Provide plans drawn to scale (1:100 or 1:200) with full dimensions.The plan must show the site, floor layout and elevations measured from natural ground level.
5. Complete the Planning Permit application form and lodge the form, fee and supporting documents with Council. 
   To download the form and submit the application, see Apply for a Planning Permit.
   Contact Statutory Planning for information on fees.
   If the cost of your works is greater than $1,076,000, the State Revenue Office (SRO) requires that you pay a Metropolitan Planning Levy. After you have paid the levy, the SRO will issue a certificate. You need to include this certificate in your Planning Permit application.
6. Now, see whether you need to apply for a Building Permit.

VicSmart eligibility

A Planning Permit application for a shed, gazebo, garage or carport is eligible to be assessed as VicSmart if your land is affected by any of the following:

• Heritage Overlay
• Environmental Significance Overlay
• Significant Landscape Overlay
• Design and Development Overlay
• Special Building Overlay (special conditions apply) 

Find out more on VicSmart's Permits page.

A Planning Permit application for a residential lot under 500sqm is eligible for VicSmart if it meets specific criteria.

Check if the structure is attached to a building

If the structure is attached to a building, it requires a Building Permit.

Is your structure attached to a building?

• If yes, apply for a Building Permit.
• If no, go to the next step.

Check if your structure is small in area

Measure the area of the gazebo, shed, garage or carport. See whether the area is more than 10sqm.

Is the area of your structure more than 10sqm?

• If yes, apply for a Building Permit.
• If no, go to the next step.

Check whether the structure will be built from masonry

Any gazebo, shed, garage or carport constructed from masonry requires a Building Permit.

Is the structure constructed from masonry?

• If yes, apply for a Building Permit.
• If no, go to the next step.

Check if there is another structure on the lot

Determine whether your structure is the only building on the lot, or whether there is another building on the lot that performs a different function to the structure you are building.

For example, if you are building a shed, see whether there is another building on the lot that functions as a dwelling.

Is there another structure on the lot that serves a different function to the structure you are building?

• If yes, go to the next step.
• If no, apply for a Building Permit.

Check the location of the structure in relation to the front wall

Refer to the site plan. See whether the structure you are building is further forward than the front wall of the building to which it belongs.

Is your structure positioned further forward on the lot than the front wall of the existing building on the allotment?

• If yes, apply for a Building Permit.
• If no, go to the next step.

Check the structure height and distance from boundaries

Refer to your site plan and see whether your structure is located within 1m of a property boundary. Then measure the height of the structure (the distance from the top of the structure to the natural ground level). 

Use the following table to see whether you need a Building Permit:

Does my structure meet the requirements for distance from boundaries and height?

• If yes, you do not need to apply for a Building Permit. As long as there are no planning restrictions, you can proceed to build the gazebo, shed, garage or carport. You may now exit the Guide.
• If no, apply for a Building Permit.

Apply for a Building Permit, if needed

If you have determined that you need a Building Permit for your project:

1. Read the Building Permit application checklist (see download below) to determine which supporting documents you need for your circumstances. If you are unsure what you need, contact the Building Services team on 9278 4999 or email Building Services.
2. Complete the Application for a Building Permit.
3. Lodge the Building Permit application form, fee and supporting documents with the City of Boroondara. For fee information, email Building Services.

You can only begin your installation after the Building Permit is granted.

You may exit the guide.

Statutory Planning aims to respond to Planning Permit applications within 60 days, as governed by the Planning and Environment Act.

A Building Permit application will be assessed within 10 business days. The response is usually a request for further information that is required before a Building Permit can be issued.