As part of the data collection, a process of verification was conducted through consultation with council. This included identifying the constraints to development and providing insights into the potential retail lot yield.
This development pipeline is split into 2 categories, englobo greenfield supply and retail lot supply.
The urban development pipeline is made up of the 4 stages that unzoned land goes through to become a lot to build a house on.
This is englobo land that has been identified for future residential development by council through the Planning Policy Framework or other strategic planning framework.
In some locations the land is Urban Growth Zone and will go through a precinct structure planning process. In other locations it is zoned as a non-urban use such as a Farm Zone.
The urban development program provides an estimate of the potential retail lot yield within a precinct.
This is englobo land that is zoned and available for subdivision into retail lots.
The urban development program provides an estimate of the potential retail lot yield. The final lot yield that will be delivered is subject to council planning approval processes.
This is land that has been included as 'proposed' within the Vicmap Property dataset. Some changes to these lots may occur before they receive a title.
This data is sourced from VicMap.
This is land that has been registered, provided with a title and ready for dwellings to be built.
This data is sourced from VicMap.
For unzoned and zoned englobo land a retail lot yield is calculated using existing structure plans or the density of recent nearby development.
Yields are estimates and the years of supply greenfield land partly depends on the size of lots being released with a title. If recent lots are smaller than in the past, the estimated capacity of englobo land is increased.
The rate at which greenfield land can be developed into houses can also partly depend on the characteristics of englobo lots. Large englobo lots, such as those over 10 hectares, can be easier to assemble and service. Smaller lots can provide opportunities for small to medium sized developments.
Major infill is not included in the greenfield years of supply calculation.
The residential zones considered in the UDP are:
Unzoned includes a range of zones earmarked for future development.
Major infill was identified as land within the established area of a settlement that is greater than 1 ha in area. These are often remnant greenfield land. Land identified as major infill have been identified in consultation with council.
The urban development program has identified a pipeline of steps as land progresses from paddocks to lots for dwellings.
Temporally, the pipeline stages are:
Large pieces of land that have been identified for future subdivision into lots for dwellings. In the Urban Development Program pipeline this type of land is divided into two stages: unzoned englobo land and zoned englobo land.
Typically former rural land on the edge of a settlement that is being developed for housing, typically detached houses.Greenfield land is made up of larger lots commonly referred to as englobo land supply. It is classified as either:
This is land that has been registered, provided with a title and ready for dwellings to be built. The data is sourced from Vicmap.
Major infill is land within the established area of a settlement that is greater than 1 ha in area. These pieces of land are often remnant greenfield land. They have been identified in consultation with council. They are not included as greenfield supply.
A land-use and infrastructure plan to guide development of the area over time. It sets out the intended future land uses, infrastructure and development guidelines.
This is land that has been included as “proposed” within the Vicmap Property dataset. Some changes to these lots may occur before they receive a title. The data is sourced from Vicmap.
Lots that have been subdivided from englobo land into lots for dwellings to be built. In the Urban Development Program pipeline this type of land is divided into two stages: proposed lots and lots with a title. Retail lots are considered released when a title has been registered and ready to construct a dwelling on.
This is englobo land that has been identified for future residential development by council through the Planning Policy Framework, an adopted housing and settlement strategy, etc. In some locations it is currently zoned Urban Growth Zone and will go through a precinct structure planning process. In other locations it is zoned as a non-urban use such Farm Zone. The UDP provides an estimate of the potential retail lot yield within a precinct.
This is englobo land that is zoned and available for subdivision into retail lots. The UDP provides an estimate of the potential retail lot yield. The final lot yield that will be delivered is subject to council planning approval processes.
Page last updated: 11/06/23
