What is ResCode?
ResCode is a set of Planning Scheme provisions that applies to residential developments across Victoria.
ResCode brings all the objectives and standards for housing together into two documents - the planning scheme and the building regulations.
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When does ResCode apply?
ResCode applies to the construction or extension of one or more dwellings up to and including three storeys in height (excluding a basement) as outlined by the following table.
| Single dwellings requiring only a building permit
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If the site is greater than 500mē and is not covered by an overlay in the Port Phillip Planning Scheme, then only a building permit is required.
Building Permit applications will be assessed against the standards outlined within the building regulations and if a proposal does not meet any of these requirements, then approval is required from the council's municipal building surveyor. |
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Single dwellings requiring a planning permit |
If the site is less than 500mē or is covered by a heritage overlay, a planning permit is required. Applications that are under 500mē will be assessed against Clause 54 of the Port Phillip Planning Scheme. Applications that only require a planning permit under the provisions of the heritage overlay do not require a Clause 54 assessment, but will be determined under the relevant policies of the planning scheme
(There may be other instances where a planning permit is required, and you should check with the the council's Planning Department.) |
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Multi dwellings requiring a planning permit |
Any proposal to construct more than one dwelling on a site requires a planning permit and will be assessed against Clause 55 of the Port Phillip Planning Scheme. |
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Subdividing land |
Any proposal to subdivide land requires a planning permit and will be assessed against Clause 56 of the Port Phillip Planning Scheme. |
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ResCode and council's local policies
The key goals of both ResCode and the council's local planning policy framework is to ensure that development respects neighbourhood character, protects amenity and promotes development that is sustainable. To achieve this, there are State provisions and local provisions in the planning scheme relating to residential housing development.
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State planning provisions
The State provisions can be found in the Port Phillip Planning Scheme. The State planning policy framework outlines a number of key policies that are specific to residential development.
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Local planning provisions
The City of Port Phillip's municipal strategic statement (MSS) and local policies also need to be considered as part of any application.
The council also has incorporated documents and reference documents that may assist you with an application. These include:
- Port Phillip Urban Character Study
- Port Phillip Design Manual
- Port Phillip Sustainable Development Strategy
- Port Phillip Heritage Review
- City of Port Phillip Heritage Policy Map
- City of Port Phillip Neighbourhood Character Policy Map
Copies of these are available for viewing on the municipal strategic statement (MSS) page, or during office hours free of charge at the council's Planning and Building counter located at the South Melbourne Town Hall, 208-220 Bank Street, South Melbourne. You can also request copies by telephone on (03) 9209 6424 or by fax on (03) 9209 6275.
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Neighbourhood character
Neighbourhood character is a broad term that is used to describe the attributes of an area that provide a piece of land, a street or an area with an identifiable feel and character.
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How to identify neighbourhood character
Generally you will find that neighbourhood character can be determined by what is seen from standing at the front of your property and scanning the surrounds on either side and opposite the property. This, together with a similar view from the rear of the property, looking towards the neighbouring backyards or rear lane and beyond, can help you define an accurate picture of your neighbourhood character.
Some of the key things that you should identify include the:
- Existence of street trees
- Width and depth of allotments
- Location and size of private open space
- Existence of crossovers and type and location of car parking
- Side and front setbacks of dwellings and nearby buildings
- Height of dwellings and nearby buildings
- Construction material, finishes and paint colours of dwellings and buildings
- Architectural style of dwellings and buildings - for example, are there common elements such as pitched roofs and front verandas?
- Size and number of dwellings on lots
- Use of nearby land (residential, business, industrial)
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Neighbourhood and site descriptions
ResCode requires the design of a new house, addition to a house or multi-unit development to respect the existing neighbourhood character (or preferred neighbourhood character as defined by the council) and to be appropriate for its setting. The key starting point for new applications under ResCode is a neighbourhood and site description.
A Neighbourhood and Site Description must accompany all applications and may use a site plan, photographs or other techniques to describe the neighbourhood and site.
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Preparing a neighbourhood description
The physical elements you see should be the starting point for developing your design. To simplify the design and planning permit application submission process it is helpful to accurately document these features in preparation for your planning application submission. It is expected that both written information describing what you have identified as the neighbourhood characteristics, as well as labelled photographs, would be submitted with your planning permit application.
The amount of information you need to document will vary depending on the scale and complexity of the application. For example, a small single storey addition to the rear of a house may not require a detailed documentation of the street, however information about the adjoining and rear properties will be required to be documented and submitted.
Neighbourhood character can be successfully depicted using the following techniques:
- Prepare a scaled and accurately proportioned streetscape elevation of the subject site and several adjoining properties and allotments on either side
- A photographic montage of both sides of the street, relevant to the subject site. You can label particular features that are key influences on your design
- Photographs of the rear and side setbacks that capture the outward view from the site.
This information, and any additional features you identify, should be submitted as part of your planning permit application. Accompanying photos should also depict these features.
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Example of neighbourhood description
Statement
"My neighbourhood and the site has predominant characteristics which are generally low rise, single storey housing with small side setbacks (between 1 and 1.5 metres) separating each dwelling. Car parking is generally provided on the street, with no crossovers or driveways at the front of properties. Large front yards with well established trees exist. There are also large street trees along the full length of my street. Rear yards are generally small, but are very open in nature".
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Site description
A site description will ensure a sound understanding of the site and its surroundings before designing a proposal. This is important because the design of your proposal must derive from the characteristics of the surrounding area. Knowing the location of other buildings and their features in relation to your site will help you to better understand the opportunities and constraints of your site.
The site description also provides the urban planner assessing your application with the information necessary to undertake a full assessment of the application.
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Preparing a site description
Information should be presented in the form of a site plan that shows the subject site in relation to adjoining properties either side, at least the three properties opposite the site, and at least the three properties behind.
The amount of information required will vary depending on what is relevant. For example, an application to construct a front fence would not require detail of properties to the rear, but detail of front fence styles in the street would be required.
The site description should be drawn to scale at 1:100 or 1:200 and should show the following:
- Site shape, size, orientation and easements
- Levels of the site (slope of the land) and the difference in levels between the site and surrounding properties
- Location of existing buildings on the site and on surrounding properties, including the location and height of walls built to the boundary of the site
- The use of surrounding buildings, including sheds, carports
- The location of secluded private open space and habitable room windows of surrounding properties, which have an outlook to the site within 9 metres
- Solar access to the site and to surrounding properties
- Location of significant trees existing on the site and any significant trees removed from the site in the 12 months prior to the application being made, where known
- Any contaminated soils and filled areas, where known
- Views to and from the site
- Street frontage features such as poles, street trees and kerb crossovers
- Any other notable features or characteristics of the site
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Preparing a design response
The design response is a way of explaining in plan, written and photographic form, how a proposal derives from and responds to the neighbourhood and site description.
The design response will demonstrate how the proposal responds to the abutting nearby land uses and building forms, as well as how the proposal responds to the wider neighbourhood character.
It must explain how the proposed design meets the objectives of Clause 54 or Clause 55 as well as responding to any neighbourhood character features for the area identified in a local planning policy or a Neighbourhood Character Overlay.
It must also include correctly proportioned street elevations or photographs showing the development in the context of adjoining buildings.
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Submitting a design response
The council will require the following information to be submitted as part of the design response:
- A plan showing the location of the proposal in relation to the site and abutting/opposite properties. The site description plan should be used for this, but with the proposal shown rather than the existing site conditions
- Correctly proportioned street elevations or photographs showing the development in the context of adjoining buildings
- A written submission detailing what features from the site and neighbourhood description your proposal has responded to. To achieve this you should use the site and neighbourhood description information you have collected and describe how the proposal responds to or reflects the characteristics identified
- An assessment against the objectives and standards of Clause 54 or Clause 55.
An application must meet all of the objectives. The council will require the applicant to demonstrate how the proposal meets the objectives, and to assist you in this two assessment summary tables have been prepared for:
- Clause 54 - One Dwelling on a Lot
- Clause 55 - Two or More Dwellings on a Lot and Residential Buildings.
These can be filled out and submitted as part of your planning permit application as a hard copy version, or electronically via email to the relevant planning officer. Electronic copies can be obtained from the council's Statutory Planning Department.
Use eServices to ask us a question, request information or give us feedback online. If you prefer phone ASSIST on (03) 9209 6777 or TTy (03) 9209 6713 and ask for Statutory Planning.
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More information and relevant links
If you need more information you can visit Council's Planning & Building department at South Melbourne Town Hall, 208-220 Bank Street, South Melbourne. Use eServices to ask us a question, request information or give us feedback online. If you prefer phone ASSIST on (03) 9209 6777 or TTy (03) 9209 6713 and ask for Statutory Planning.
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Links to other sites
The Department of Sustainability & Environment's ResCode section www.dpi.vic.gov.au has various information and resources available on their web site, including links to other relevant sites.
You can also:
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