Planning Panel

Panel Report
Council has received the Panel Report and Panel Recommendation. The Panel Report and its recommendations were considered at the Council Meeting on Monday 16 September 2019. At this meeting Council resolved to support the Panel Recommendations. The minutes for the council meeting can be viewed here.

The council report can be viewed in hard copy at our Customer Service Centres, at local libraries or on Council's website from noon on Wednesday 11 September 2019. If you would like a hard copy of the Panel Report, contact the City Future Team on 9457 9830.

Postcode 3081 UDF

Last year Council prepared an Urban Design Framework (UDF) for the postcode 3081. The UDF sets out a vision and range of design objectives that will inform development in the area over the next twenty years.

The UDF was created based on research and consultation. You can read a summary of how we consulted on the UDF and what we heard in the final community engagement summary report.

The UDF divided the residential areas of Postcode 3081 into the following five Future Diversity Areas:

  • Area 1 - Bell Street
  • Area 2 - Main Roads
  • Area 3 - Creekside
  • Area 4 - Local Park Interfaces
  • Area 5 - Hinterland


Banyule Planning Scheme C120 was prepared to implement the built form and landscape guidance of the UDF in the Banyule Planning Scheme.

The Banyule Planning Scheme Amendment (C120) was exhibited from 23 August - 2 November 2018. It includes:

  • Rezoning Future Diversity Areas 1 – 4 of the UDF from the General Residential Zone (GRZ) to the Residential Growth Zone (RGZ). A mandatory height limit was proposed through a new schedule to the RGZ for each area.
  • Applying a Design and Development Overlay (DDO) to Future Diversity Areas 1 - 4 to provide detailed guidance on appropriate built form e.g building density, setbacks, landscaping, colours and materials. A new schedule to the DDO was proposed for each area.
  • Rezoning parts of Area 5 - Hinterland from Schedule 1 to the General Residential Zone, to Schedule 2 to the General Residential Zone so that these areas would provide for single dwellings and some medium density dwellings.
  • Making changes to the Municipal Strategic Statement and local policy to reflect the urban renewal, preferred development and built form outcomes.

Changes to Amendment C120

Council considered all submissions received during the exhibition period. A report summarising the submissions and recommendations for the next steps was considered at the Council Meeting on Monday 8 April 2019. The Council report and minutes are now available on Council's website.

At this meeting, Council resolved to make a number of changes to Amendment C120 before referring the amendment to an independent Planning Panel for review. A copy of the Council resolution is available here.

The changes included:

  • Reduced height limits for a number of locations in Future Diversity Areas 1 – 4.
  • Removing the proposed rezoning of some locations, so that they retain their existing zoning and height limits.
  • Other refinements to the amendment so that it clearly reflects the intent of the UDF.

Notification of Revisions to Amendment C120

Council has decided to re-notify people directly affected by the above changes, and give them an opportunity to make comment on the proposed changes only. No other issues about the amendment can be considered as part of this re-notification process.

These changes may also resolve concerns identified initially and there is an opportunity to withdraw your submission from the Panel Process.

Please see the revised maps below for the changes that have been made in response to each Council resolution:

The revised maps below show changes across all area of Amendment C120:

The proposed planning provisions that have been revised to reflect these changes are provided below in the revisions tab.

The original Amendment C120 proposal that was exhibited can be viewed here.

Please note: The UDF is also being updated prior to the Panel Hearing to reflect the changes made to height limits and zones.

Planning Panel

The revised proposal has been referred to an independent Planning Panel for review. The Panel process includes a Directions Hearing and the Hearing. A Directions Hearing has been scheduled for Tuesday 18 June 2019.

The Hearing is scheduled for Tuesday 9 July 2019 and Thursday 11 July 2019.

Circulated Expert Evidence

Council have prepared Expert Evidence in preparation for the Panel Hearing. Expert Witness Reports from Council's Planning and Urban Design Experts have been made available to the public online and in hard copy at our Greensborough Service Centre.



If the proposed changes address concerns you have already raised in a submission, you may choose to let us know in writing that you would like to withdraw your submission. If you do not withdraw your submission, your existing submission will still be considered.

Submissions have now closed.

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Council must make available for inspection a copy of any submissions made. Council may also provide copies of submissions to other parties for the purpose of consideration as part of the planning process. Name and contact details of submitters are required for Council to consider submissions and to notify such persons of the opportunity to attend Council meetings and any panel hearing held to consider submissions.

The survey form is now closed. Thanks for your contributions.



Changes were made in response to submissions received, but these changes may be of interest for others in the affected areas. You would have received a letter if you are in an area affected by change, or adjoin an area affected. Original submitters to Amendment C120 were also notified.

Most of the changes are reductions in height limits. These height limits cannot be exceeded in any circumstance. Council is notifying people affected by the reductions in height limits.

Another change included in the notification is the retention of the current General Residential Zone 1 (GRZ1) for properties:

  • To the east of Waterdale Road and the south of Bell Street. Instead of rezoning to GRZ2 these properties are remaining a GRZ1.
  • To the south of Ramu Reserve and Buna Street Reserve.
  • Surrounding Navrik Reserve and Olympic Village Primary School.

No. Existing submitters only need to make a new submission if the changes made to Amendment C120 (in response to the 8 April Council resolution), have brought about new issues.

The GRZ1 will provide for town houses and other medium density living and some dispersed single dwellings. The GRZ1 requires tree planting in the front setback.

The GRZ2 is for single dwellings and some medium density dwellings. The GRZ2 requires one tree for every 400 square metres of site area, including one large tree in the front setback, and sets the maximum site coverage at 40%.

All GRZ areas in Banyule have a height limit of three storeys.

The RGZ enables residential development with a diversity of housing types and densities, and encourages a scale of development that provides a transition between areas of more intensive use and development, and other residential areas. A schedule to the RGZ can set local requirements, such as mandatory height limits.

The DDO sets specific requirements relating to the design and built form of new development. A schedule to the DDO can set local design objectives and landscape and built form design guidelines.

Schedules set the local requirements for each area. Refinements have been made to the objectives, decision guidelines and requirements of these schedules to ensure they clearly reflect the intent of the Postcode 3081 Urban Design Framework.

The numbering of the schedules have also been updated.

Two of the Future Diversity Areas are now proposed to include ‘sub-areas’.

Area 3 - Creekside Area includes Creekside West and Creekside East. A five storey height limit is now proposed to apply to the western side of the Creekside Area, and a four storey limit is now proposed to apply to the eastern side.

Area 2 - Main Roads, now includes the ‘Main Roads Hinterland Interface’ sub-area. The ‘Main Roads Hinterland Interface’ (the eastern side of Waterdale Road between Altona Street and Bell Street) is now proposed to have a height limit of four storeys. The rest of the Main Roads Area is proposed to keep it’s exhibited height limit of six storeys.

Changes have also been made to properties at the southern side of Ramu Reserve and Buna Street Reserve and properties next to Navrik Reserve and Olympic Village Primary School so that they are consistent with the wider surrounding area.

Yes. Please contact Planning Panels Victoria on 8392 5115 or

Yes revised documents are available at the Greensborough Customer Service Centres, Level 3, 1 Flintoff Street, Greensborough.

The study area is currently zoned General Residential Zone 1 in the Banyule Planning Scheme. The current height limit allowed now is 11 metres (three storeys).

The proposed height limits have been changed after exhibition of Amendment C120.

These are shown in this map (full map of height limit changes) and reflected in the proposed schedules 5-9 of the Residential Growth Zone.

These height limits can generally only be achieved through consolidation of two or more lots and meeting specified requirements for properties to be setback from the boundary.

The proposed height limits are mandatory not discretionary, which means the height limits cannot be exceeded if they are approved.

A Vegetation Protection Overlay in the Banyule Planning Scheme currently applies to the study area and will continue to provide tree protection. The UDF design guidelines require properties to be setback from the boundary to enable trees to be kept and new tree planting/landscaping to occur.

Amendment C120 does not propose to rezone parkland. Council is not selling off any parkland in the 3081 UDF.

The UDF guidelines outlines the setbacks required of properties from property boundaries to reduce overlooking and overshadowing from new development on existing buildings and parks. An example of this is shown on these shadow diagrams for Area 2 and Area 4 of the UDF. Clauses 55.04 of the Banyule Planning Scheme also needs to be used to address overlooking and overshadowing.

A range of Council and Government plans and strategies play a role in how Postcode 3081 will look in the future and the community services and infrastructure that will be provided.

Find out more by looking at our list of plans and strategies that relate to the 3081 area.

UDF draft


What is an Urban Design Framework?

An Urban Design Framework (UDF) is a map and guidelines that shapes the future built environment of an area. A UDF sets the long term vision for how an area will change and look over time, including where development should occur and which areas should be protected.

Why are we developing a UDF for Heidelberg West?

The objective of the Postcode 3081 UDF is to guide urban development in Postcode 3081 for the next 20 years.

It will help Council make planning decisions and create certainty for developers and ensure that the things that the community value about the built environment are upheld.


The vision for the future of Postcode 3081 was formed through a process of workshops and discussion between Council, stakeholders and the community.

“Postcode 3081 will be a model balanced community featuring innovative and affordable medium density housing. It will be known for its social cohesion and attractively treed streetscapes.”

Implementing the UDF

Implementation of the UDF will encourage varying housing densities and spark urban regeneration and revitalisation in Postcode 3081 in areas that have been identified for change. The UDF will define a new future neighbourhood character that will take cues from the current character, including heritage and street trees, as well as from community vision for the area.

Urban Design

To ensure urban design outcomes are in line with the new neighbourhood character the UDF will outline:

  • Appropriate built form e.g. building density, height and setbacks
  • A landscaping strategy e.g. plan for maintaining the tree canopy within the urban environment
  • Future housing options e.g. potential for community housing in the area


We have a prepared a 3081 UDF Fact Sheet with all the answers you may be looking for.


The Urban Design Framework (UDF) and associated Planning Scheme controls will apply to areas zoned General Residential Zone Schedule 1 (GRZ1) in the Banyule Planning Scheme.

General Residential Zones are areas where growth and housing diversity is anticipated. It is expected that the type of housing provided in these areas will evolve over time to provide more diverse forms of housing, but not at the expense of existing open garden character.

There are several local policies and strategies that provide a starting point to create a UDF for the GRZ1 areas in Heidelberg West. These are outlined below:

The Banyule Housing Strategy

The Banyule Housing Strategy is a strategic plan for local housing that considers housing issues affecting local people of all ages, abilities and cultural backgrounds. The Strategy reflects this planning and includes an Action Plan to guide Council actions for local housing towards 2030.

The Housing Strategy established a Residential Areas Framework to guide housing growth and neighbourhood character. This framework has been implemented into the Banyule Planning Scheme as the Residential Areas Framework.

Clause 21.06 Residential Areas Framework

Clause 21.06 Residential Areas Framework sets out a vision for Heidelberg West’s residential renewal. Key points of this vision include:

  • Heidelberg West will be an ‘Accessible Area’ (which means that it is conveniently located to shopping facilities and public transport)
  • Public housing sites will provide well-designed redevelopment opportunities.
  • A new desired future neighbourhood character will support development opportunities. There will be a focus on Olympic Village, Bell Street Mall, public housing sites and larger properties, where there may be higher density opportunities.

Clause 22.02 Residential Character Neighbourhood Precincts

In July 2012 Council reviewed its Neighbourhood Character Strategy. This lead to a review of Clause 22.02 of the Banyule Planning Scheme, which included the redefinition of neighbourhood precincts.

Clause 22.02 expands on the vision outlined in Clause 21.06, and indicates that The Garden Suburban Precinct 6 (to which Heidelberg West belongs) should accommodate change in a manner that enhances the preferred future character for the precinct.

This means that in the future:

  • Canopy trees and under-storey vegetation will make a stronger contribution to the character of the area. Particularly in the spaces at the front and rear of buildings to reinforce the character of the street and soften the interface between dwellings.
  • New town houses and other medium density dwellings will be provided.
  • Greater housing densities will be located on sites that:

- have a frontage to or share a boundary with the Bell Street Mall or Olympic Village Shopping Centre.
- have a frontage onto Bell Street, Oriel Road, Waterdale Road, or Southern Road
- are adjoining a public park west of McEwan Road

  • The area of a site covered by a building may be greater, if the desired tree protection and planting is achieved.
  • The treed and spacious feel of the streetscape character will be enhanced by ensuring front setbacks are large enough to plant a large tree and other vegetation.
  • Building heights may also be increased for these developments, with the higher components generally positioned towards the front of the site, and recessed from the lower levels to reduce their visual prominence and provide space for tree canopies.

The Victorian Planning Authority (VPA) is developing a Framework Plan for the La Trobe Employment Cluster.

A Framework Plan is a high-level and broad strategy that will:

  • Set out the future vision for the area
  • Guide sustainable future growth and development over the next 30 years
  • Identify the steps needed to manage growth
  • Define key projects and infrastructure required to support growth
  • Provide an improved and more certain environment for making both public and private investment decisions.

This framework is being developed collaboratively with Banyule and Darebin Councils. It is anticipated that the Cluster’s framework will be completed in 2017 and the VPA will then progress a planning scheme amendment to implement the framework.

Research for the framework has included comprehensive transport planning and modelling, population projections and housing growth estimates.

The work done so far for the future Cluster framework has taken Banyule’s local area planning for the GRZ1 into consideration, and has identified key transport routes, potential boulevards and options for housing typology mix. Analysis and studies done by the VPA for the La Trobe Cluster will be a valuable input to the Heidelberg West UDF project.

Current work on the cluster framework is pointing to Heidelberg West as an important place for residential growth and development between La Trobe University, Northland and Heidelberg Activity Centres.

For more information regarding the Victorian Planning Authority and the Framework for the La Trobe Cluster.