Reference Data · Victoria

Yarra: what the planning scheme actually sets.

4 council-set control values across 7 residential zone schedules. Verified from the ordinance on 2026-06-28, at amendment GC278. 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. Yarra varies 4 control values from the Victoria Planning Provisions default across its 7 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 Yarra sets in schedule (4 values)

ScheduleZoneControlCouncil-set valueOrdinance
GRZ1 General Residential Maximum building height 10.5 m Cl.
GRZ1 General Residential Maximum site coverage 80% Cl.
GRZ2 General Residential Maximum building height 9 m Cl.
GRZ4 General Residential Maximum building height 11.5 m 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 7 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 Yarra's.

ScheduleZoneControlsOrdinance
GRZ1
Warehouse Sites. 10.5m mandatory height (below VPP 11m). 80% site coverage specified in schedule. Via C263yara. 		General Residential
Cl. 32.08
Maximum building height: 10.5 m (council-set)
Minimum lot size: 300 m² (state default)
Garden area: 35% (state default)
Maximum site coverage: 80% (council-set)
Cl.
GRZ2
Residential Areas. 9m mandatory height (below VPP 11m). Via C263yara. 		General Residential
Cl. 32.08
Maximum building height: 9 m (council-set)
Minimum lot size: 300 m² (state default)
Garden area: 35% (state default)
Maximum site coverage: 65% (state default)
Cl.
GRZ3
Office of Housing Sites over 2500sqm and Selected Main Road Sites. All values VPP default. Via C263yara. 		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.
GRZ4
Main Road Sites and Areas. 11.5m mandatory height (above VPP 11m). Via C263yara. 		General Residential
Cl. 32.08
Maximum building height: 11.5 m (council-set)
Minimum lot size: 300 m² (state default)
Garden area: 35% (state default)
Maximum site coverage: 65% (state default)
Cl.
NRZ1
Yarra Residential Areas. All values VPP default — no schedule-specified height or subdivision area. Via C263yara. 		Neighbourhood Residential
Cl. 32.09
Maximum building height: 9 m (state default)
Minimum lot size: 300 m² (state default)
Garden area: 35% (state default)
Maximum site coverage: 60% (state default)
Cl.
NRZ2
Alphington Fairfield Area Including Yarra River Corridor. All values VPP default. Via C263yara. 		Neighbourhood Residential
Cl. 32.09
Maximum building height: 9 m (state default)
Minimum lot size: 300 m² (state default)
Garden area: 35% (state default)
Maximum site coverage: 60% (state default)
Cl.
NRZ3
20 Coate Avenue Alphington. Site-specific. All values VPP default. Via C263yara. 		Neighbourhood Residential
Cl. 32.09
Maximum building height: 9 m (state default)
Minimum lot size: 300 m² (state default)
Garden area: 35% (state default)
Maximum site coverage: 60% (state default)
Cl.

How this was compiled, and how far to trust it

All 7 schedules here were read and verified from the Yarra planning scheme ordinance by a person. Last verified 2026-06-28. Current to amendment GC278.

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 Yarra 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 Yarra before making decisions.

Check a specific address in Yarra

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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