VC319: Four Homes on a Lot, Approved in 10 Days

Matt Simmons

5 days ago

3 min read

Victoria's planning system took another big step this week. On Thursday 22 October 2026, the Minister for Planning gazetted Amendment VC319 into every planning scheme in the state. It extends the fast-track VicSmart pathway to developments of up to four dwellings on a lot and it matters to anyone who owns, builds on, invests in or sells residential land.

Here's what changed, what didn't, and how to make the most of it.

What VC319 does

VC319 expands VicSmart so that an application for up to four dwellings on a lot can be assessed as a VicSmart application in all residential zones, except the Low Density

Residential Zone.

In practical terms, that means:

A 10 business day decision for a complete, compliant application — instead of the standard 60-day statutory timeframe, which in reality often stretches much longer.
No advertising. VicSmart applications aren't notified to neighbours, so there are no objections and no third-party review at VCAT.
Predetermined information requirements. You know upfront what needs to be lodged, and council assesses against a defined set of standards.

How we got here

VC319 is the next step in a run of housing reforms:

Townhouse and Low-Rise Code (2025) — introduced "deemed to comply" standards in Clause 55 for townhouses and low-rise apartments.
Amendment VC288 (commenced 16 October 2025) — opened VicSmart to two dwellings on a lot and two-lot residential subdivisions.
2 September 2026 announcement — the Government flagged extending the pathway to four homes, citing strong uptake of the two-dwelling pathway by builders and homeowners.
VC319 (22 October 2026) — makes the four-dwelling pathway operative.

What hasn't changed

This is not a free pass. To use the VicSmart pathway, a proposal must still:

Meet the Townhouse and Low-Rise Code — including the standards for neighbourhood character, landscaping, privacy and design.
Comply with any overlays. Heritage, environmental and other planning controls continue to apply.
Go through the normal process if it doesn't comply. A proposal that misses the specified standards isn't refused for that reason — it simply proceeds through the standard (advertised) permit process.

And remember: a planning permit is not a building permit. Subdivision is also assessed separately, so don't assume a four-lot subdivision follows automatically from a four-dwelling VicSmart permit.

Who this affects

Landowners and homeowners with larger blocks now have a faster, more certain route to a small multi-unit development — whether that's a family project, downsizing strategy or long-term investment.

Builders and small developers can program projects with far more confidence. A 10-day decision changes holding costs, finance timelines and how quickly a site can move to construction.

Investors and buyers should look closely at site potential — but carefully. A headline about "four homes" doesn't make every residential lot a four-dwelling site. Zone, overlays, lot size, frontage, trees and the Code standards all decide what's realistic. Do your due diligence before paying a development premium.

Real estate agents marketing development sites should be accurate about what VC319 does and doesn't guarantee.

Councils will be assessing more multi-dwelling applications within tighter timeframes. Some councils have raised concerns about the pace of recent statewide amendments and the lack of local consultation — worth keeping in mind as the reforms bed in.

Getting it right: our tips

Design to the Code from day one. VicSmart only works if the scheme is compliant. Retro-fitting compliance after plans are drawn costs time and money.
Check the zone and every overlay first. The Low Density Residential Zone is excluded, and overlays can change what's achievable.
Lodge a complete application. The 10-day clock is only meaningful when everything council needs is in front of them. Missing information is the fastest way to lose your time advantage.
Watch the related changes. VC319 sits alongside other recent amendments — such as updates to the Townhouse and Low-Rise Code (VC315), changes to how garden area is calculated (VC314), and new tree canopy requirements — that can affect your yield and layout.
Get a planning feasibility check before you buy or design. A short, early review can tell you whether a site is genuinely VicSmart-ready, or whether you're better off planning for the standard process.