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What is the Mid-Rise Code?

The Mid‑Rise Code is a set of deemed-to-comply planning rules that apply to four to six storey apartment developments in Victoria’s residential areas. It sits in clause 57 of all planning schemes.

It does not apply to:

  • Townhouses and low‑rise apartment developments of one to three storeys, which are covered by the Townhouse and Low‑Rise Code in clause 55.
  • Apartment developments of seven or more storeys or apartment developments in commercial areas and activity centres, which are covered by the Better Apartments Design Standards in clause 58.

The Mid‑Rise Code does not remove other planning controls such as heritage overlays, flood controls or environmental requirements. These controls will continue to be assessed as part of the planning permit process where relevant.

VicSmart does not apply to four to six storey developments assessed under the Mid‑Rise Code.

When did the Mid-Rise Code come into operation?

The Mid-Rise Code was introduced through Amendment VC300, gazetted on 19 March 2026. The requirements of the Mid-Rise Code commenced operation on 16 April 2026.

Clause 57 Two or more dwellings on a lot and residential buildings (four to six storeys)

Clause 57 applies to four to six storey developments in the Mixed Use Zone, the Township Zone (inside the urban growth boundary in metropolitan Melbourne), the Residential Growth Zone, and the Housing Choice and Transport Zone.

What requirements apply to four to six storey development where the Mid-Rise Code does not apply?

In the Township Zone (outside the urban growth boundary in metropolitan Melbourne), the General Residential Zone, and the Neighbourhood Residential Zone, no residential development provisions apply to four to six storey development, however clause 57 may be considered through decision guidelines.

In the Commercial 1 Zone, Commercial 3 Zone and the Activity Centre Zone, clause 58 (Apartment developments) applies to all apartment developments. The requirements of clause 57 may be considered through decision guidelines.

How does a deemed to comply assessment work under the Mid-Rise Code?

  • A development must meet all of the applicable objectives contained in clause 57.
  • If a development meets a standard:
    • The corresponding objective is deemed to be met; and
    • The responsible authority is not required to consider the corresponding decision guidelines.
  • If a development does not meet a standard, the responsible authority must consider the applicable decision guidelines in determining whether the corresponding objective is met.

If an application meets certain requirements, the application cannot be refused on the basis of that requirement.

When a standard is met, the responsible authority is not required to consider any other policy or decision guideline in the planning scheme and specified matters under section 60 of the Planning and Environment Act 1987.

Exemption for third party review (VCAT appeal)

The responsible authority must decide whether to give notice of an application.

For most applications:

  • Notice is required.
  • Any person may make a submission or objection.

Where all the applicable standards are met, there is no third party right of review (objector appeal).

Applicable standards for review exemption:

  • All standards in clause 57.02; and
  • All standards in clause 57.04 (standard E4-1 does not apply if standards E2-2 and E2-3 are met; standard E4-2 does not apply if standard E2-2 is met).

What happens to applications lodged before 16 April 2026?

If an application was lodged before 16 April 2026, it will continue to be assessed under the planning rules that applied at the time it was submitted.

This means:

  • The council will assess the application using the previous version of clause 57.
  • Any objections already made will be considered under those previous rules.
  • Existing rights to object and appeal will remain unchanged.
  • If the application goes to VCAT, VCAT will also assess it using the rules that applied before 16 April 2026.

The new requirements only apply to applications lodged on or after 16 April 2026.

Can existing planning permits be amended?

If the original application was lodged before 16 April 2026, any application for an amendment of a permit under section 72 of the Planning and Environment Act 1987 will be assessed using the requirements of clause 57 that applied before 16 April 2026.

Guidance and supporting material

The Mid-Rise Code Design Guidelines explain how to apply clause 57 requirements.

The Mid-Rise Design Guide complements the code and focuses on design quality.

A template for providing a written statement with your application is available:

Page last updated: 17/04/26