Reference Data · Victoria

Bass Coast: what the planning scheme actually sets.

3 council-set control values across 9 residential zone schedules. Verified from the ordinance on 2026-07-03, at amendment VC312. As at 2026-08-05.

The zone code is not the answer — the schedule is. Two GRZ1 sites in different Victorian councils can carry different minimum lot sizes, because each council writes its own schedule to the state zone. Bass Coast varies 3 control values from the Victoria Planning Provisions default across its 9 residential schedules. Those are listed first; everything else inherits the state number, which is stated as such rather than presented as this council's.

What Bass Coast sets in schedule (3 values)

ScheduleZoneControlCouncil-set valueOrdinance
RGZ1 Residential Growth Maximum building height 14 m Cl.
RGZ2 Residential Growth Maximum building height 17 m Cl.
LDRZ1 Low Density Residential Minimum lot size 20000 m² Cl.

These are the numbers that differ from the state default. A site in one of these schedules is assessed against the value above, not the VPP figure.

All 9 residential zone schedules

Every parameter below is marked council-set (written into this council's schedule) or state default (inherited from the Victoria Planning Provisions). A state default is Victoria's number, not Bass Coast's.

ScheduleZoneControlsOrdinance
GRZ1
All parameters 'None specified' in schedule. C151basc. 		General Residential
Cl. 32.08
Maximum building height: 11 m (state default)
Minimum lot size: 300 m² (state default)
Garden area: 35% (state default)
Maximum site coverage: 65% (state default)
Cl.
RGZ1
Cowes Activity Centre Precinct 4. 14m / 4 storeys. C151basc. 		Residential Growth
Cl. 32.07
Maximum building height: 14 m (council-set)
Minimum lot size: 200 m² (state default)
Garden area: 0% (state default)
Maximum site coverage: 70% (state default)
Cl.
RGZ2
Former Warley Hospital Site. 17m / 5 storeys. C151basc. 		Residential Growth
Cl. 32.07
Maximum building height: 17 m (council-set)
Minimum lot size: 200 m² (state default)
Garden area: 0% (state default)
Maximum site coverage: 70% (state default)
Cl.
LDRZ1
2ha min subdivision for 4 specific Cowes/Sunset Strip properties (139 Smiths Beach Rd, 140 & 130 Back Beach Rd Cowes, 116 Back Beach Rd Sunset Strip). VPP default 4000sqm applies to all other LDRZ land. C156basc. 		Low Density Residential
Cl. 32.03
Minimum lot size: 20000 m² (council-set)
Cl.
MUZ1 Mixed Use
Cl. 32.04
Maximum building height: 13.5 m (state default)
Cl.
TZ1 Township
Cl. 32.05
Maximum building height: 13.5 m (state default)
Cl.
MUZ ~
Imported via amendment-monitor sweep 2026-04-29. 		Mixed Use
Cl. 32.04
Maximum building height: 13.5 m (state default)
Cl.
TZ ~
Imported via amendment-monitor sweep 2026-04-29. 		Township
Cl. 32.05
Maximum building height: 13.5 m (state default)
Cl.
RLZ ~
Cl 35.03-3 statutory 2 ha default — no minimum subdivision area specified in schedule (source-verified 2026-07-03). 		Rural Living
Cl. 35.03
Maximum building height: 9 m (state default)
Minimum lot size: 20000 m² (state default)
Cl.

How this was compiled, and how far to trust it

6 of 9 schedules here were read and verified from the ordinance by a person; the remaining 3 were machine-extracted and are marked "~" above. Treat those as screening grade. Last verified 2026-07-03. Current to amendment VC312.

Planning schemes are amended continuously and this page reflects the bundle as at 2026-08-05. Values shown as state defaults are the Victoria Planning Provisions figure for that zone — correct unless and until Bass Coast writes a schedule value, which is exactly what the first table records.

This information is provided for research and preliminary screening only. It does not constitute professional planning, legal or architectural advice. Always verify with Bass Coast before making decisions.

Check a specific address in Bass Coast

These are the scheme-wide numbers. Which schedule applies to a given parcel — plus its overlays and permit triggers — depends on the site. Screen one free, no signup.

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Compare across the state: minimum lot sizes · height limits · all reference data