Victorian Building Regulations 2018
Understanding the critical difference between Victorian Planning Permits (land use/siting) and Building Permits (structural integrity and life safety).
Planning Permit (Town Planning)
Issued by local municipal councils under the local planning scheme (e.g., City of Melbourne, Wyndham, Greater Geelong). Governs how development affects the neighbourhood, street amenity, vegetation removal, and heritage zones.
Required when planning overlays apply (Heritage, Special Building Overlay / SBO, Bushfire Management / BMO).
Building Permit (Structural Safety)
Issued by a Private Registered Building Surveyor (RBS) or municipal building surveyor under the Building Act 1993. Certifies that engineering designs comply with the National Construction Code (NCC).
Must be obtained before work starts unless exempted under Schedule 3.
Schedule 3 Building Permit Exemptions
Under Schedule 3 of the Building Regulations 2018 (VIC), the following residential projects do not require a building permit:
Retaining Walls (Item 4)
Exempt if the wall is not more than 1.0m in height, is constructed for domestic purposes, and is not associated with other building work that requires a permit.
Permit trigger: If retaining a neighbouring boundary or carrying vehicle loads.
Dividing Fences (Item 2)
Exempt if the fence is not more than 2.0m in height (timber/steel) or not more than 1.2m for masonry/brickwork within 3m of a front boundary.
Freestanding Decks (Item 1)
Exempt if unroofed, not more than 800mm in height above finished ground level, not exceeding 10m² in floor area, and not attached to a dwelling.
Pergolas & Open Outbuildings (Item 5)
Exempt if not more than 20m² in floor area, not exceeding 3.6m in height, and unroofed (or covered with open battens/shade cloth).