Before a single sketch is drawn or a builder is called, zoning can dictate what you can build, where you can build it, and even if you can build at all in the Mornington Peninsula.

For many property owners, this is where confusion sets in. Council planning schemes can be hard to interpret, and the rules often vary block by block. Without the right understanding, it’s easy to make assumptions that lead to costly delays or permit refusals.

That’s why getting across the basics of Mornington Peninsula zoning is essential before you start designing or building. In this guide, our team at TEMSEA will unpack the three most common residential zones — General Residential Zone (GRZ), Low Density Residential Zone (LDRZ), and Special Use Zones (SUZ) — and explain what each one means for your build.

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What Are Zoning Overlays?

In Victoria, all land is assigned a base zone under the local planning scheme. This base zone sets out the primary purpose of the land. For example, whether it’s meant for residential, commercial, farming, or industrial use. Common residential zones on the Mornington Peninsula include:

• General Residential Zone (GRZ)
• Low Density Residential Zone (LDRZ)
• Special Use Zone (SUZ) (used for areas with unique development needs)

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Each of these zones comes with its own set of rules around land use, building design, subdivision potential, minimum lot sizes, and whether a planning permit is required.

But zoning is only part of the picture.

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Overlays are additional layers of control that sit on top of the base zone. They reflect the specific environmental, heritage, or design sensitivities of a particular area. For example:

• A Bushfire Management Overlay (BMO) may apply if your land is in a fire-prone area.
• An Environmental Significance Overlay (ESO) might be present to protect vegetation, water catchments, or coastal ecosystems.
• A Design and Development Overlay (DDO) may impose design controls on things like building height, materials, or setbacks to maintain the character of an area, especially important in places like Sorrento or Red Hill.

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It’s possible for a single parcel of land to sit in a GRZ and have two or more overlays, which means your design and construction will need to comply with both the base zone and any overlay requirements.

How zoning and overlays can affect your build

Zoning and overlays can make or break your building plans. Ignoring these controls or assuming they don’t apply can result in delays, redesigns, or outright rejection of your planning permit application. That’s why it’s critical to check both your zoning and overlays before progressing with any designs or engaging builders Mornington Peninsula professionals for a project.

You can view your property’s zoning and overlays through the VicPlan map tool, or by speaking directly with the Mornington Peninsula Shire’s planning department.

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General Residential Zone (GRZ) 

The General Residential Zone (GRZ) is one of the most common zoning types across the Mornington Peninsula, especially in established towns and suburbs such as Mornington, Mount Eliza, and Rosebud. It exists to encourage residential development that’s consistent with the surrounding neighbourhood, but that doesn’t mean you can build whatever you want.

What is the purpose of the GRZ?

The GRZ is designed to accommodate a mix of housing types, including detached homes, town houses, and dual occupancies, while maintaining the character of the surrounding area. And its main goal is to promote moderate-density growth.

Under Victoria’s Planning and Environment Act 1987, the GRZ also ensures that any new development respects the existing streetscape, vegetation, and site context. This is particularly important on the Mornington Peninsula, where coastal character, heritage considerations, and localised design overlays often influence what gets approved.

Key rules under the GRZ

While the specific planning requirements can vary between different GRZ schedules (which are applied by local councils), here are some common considerations you’ll need to factor in:

1. Minimum lot size

There is no universal minimum lot size under the GRZ itself, but a planning permit is usually required for subdivision, and minimum garden area percentages often apply. 

As of recent updates in the Victoria Planning Provisions, most new lots must comply with minimum garden area requirements based on lot size:

• 400 - 500 sqm: 25%
• 501 - 650 sqm: 30%
• Above 650: 35%

2. Height limits

The statewide default maximum building height in a GRZ is 11 metres (typically up to 3 storeys). However, many areas on the Mornington Peninsula are subject to local GRZ schedules or Design and Development Overlays (DDOs) that impose stricter limits, often reducing maximum height to 9 metres or 2 storeys.

3. Setbacks, site coverage, and amenity

All development in a GRZ must comply with ResCode, which refers to Clauses 54 and 55 of the Victorian Planning Provisions. These rules govern:

• Minimum front, side, and rear setbacks
• Site coverage and permeability
• Overlooking and overshadowing
• Daylight access to habitable rooms and secluded private open space

4. Planning permits

A planning permit may or may not be required, depending on the nature of your development. Common situations where a permit is required include:

• Building two or more dwellings on a lot
• Subdividing land
• Constructing a single dwelling on a lot under 300m²
• Undertaking works affected by overlays (e.g. tree removal, bushfire controls, or façade design changes)

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Low-Density Residential Zone (LDRZ) 

The Low Density Residential Zone (LDRZ) is designed for properties with larger lots and more open space. You’ll often find this kind of land across parts of the Mornington Peninsula, such as Main Ridge, Boneo, Red Hill, and the outer edges of towns like Somerville or Moorooduc, where residential living is encouraged, but density is intentionally kept low.

This zone is ideal for people who want more privacy, room for outbuildings or landscaping, or space for semi-rural lifestyles, but it also comes with stricter development rules than typical residential blocks.

Key rules under the LDRZ

1. Minimum lot size

The LDRZ introduces subdivision-specific minimum lot sizes (0.4 hectares without sewer, 0.2 hectares with sewer), but these rules apply only when creating new lots, not when building on an existing parcel. If you’re not subdividing, you can still build on a smaller lot, so long as it meets conditions around services, site capability, and planning approval.

Similar to the GRZ, it’s also required to allot a portion of each lot to a garden area. The percentages remain the same as the ones indicated in the GRZ rules.

2. Subdivision restrictions

Subdivision is not prohibited in the LDRZ, but it is highly regulated. You must meet or exceed the minimum lot size and obtain a planning permit. If overlays such as the Environmental Significance Overlay (ESO) or Green Wedge Zone boundaries apply nearby, further assessments may be triggered.

3. Dwelling development

You can generally build one dwelling per lot, provided the development:

• Meets setback and site coverage requirements
• Allows for appropriate effluent disposal (if not sewered)
• Complies with applicable overlays

Secondary dwellings (granny flats or studios) may be allowed, but their use and size are typically restricted unless you apply for a separate dwelling permit.

4. Infrastructure and access

Many LDRZ areas on the Peninsula have limited infrastructure. There are no stormwater systems or kerbing, limited access to public transport, and only gravel roads and shared driveways.

This can affect both your design (e.g., rainwater capture, bushfire resilience) and your budget, as private infrastructure like tanks, septic, and driveway construction must be factored in early.

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Special Use Zone (SUZ)

The Special Use Zone (SUZ) is one of the most flexible and strategically tailored zones in Victoria’s planning framework. Unlike the more general residential or commercial zones, the SUZ is reserved for unique or site-specific land uses that don’t comfortably fit elsewhere. This includes airports, university campuses, cemeteries, or large-scale tourism precincts.

How does the SUZ work?

One of the most important aspects of the Special Use Zone (SUZ) is that there’s no single set of rules that applies across all SUZ land. Instead, each application of the SUZ comes with its own unique Schedule, which acts like a mini planning scheme tailored to the specific purpose of that site.

While the SUZ designation might look the same on a planning map, the actual rules, including what you can build, what you can use the land for, and how development should look, are all determined by the Schedule attached to that particular parcel of land.

Each Schedule (e.g. SUZ1, SUZ2, SUZ3) is crafted to reflect the needs and goals of a specific location. This means you can’t assume that what’s allowed in one SUZ will apply in another, even if they’re right next to each other. Every Schedule sets out:

• Which land uses are permitted or prohibited (some require a planning permit, some don’t)?
• Development controls such as height limits, setbacks, or building materials
• Application requirements, like traffic assessments or environmental impact statements
• Decision guidelines that planners will use to assess your proposal.

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Frequently Asked Questions About Zoning Rules in the Mornington Peninsula

1. Can I build a second dwelling on land zoned LDRZ or SUZ?
Not usually. The LDRZ generally permits only one dwelling per lot unless a planning permit is granted, and even then, restrictions are tight. The SUZ may allow more flexibility, but it depends on the specific schedule.

2. What does “subject to a schedule” mean in SUZ zoning?
It means the rules for your land are defined in a detailed planning schedule. Each SUZ schedule outlines what you can and can’t do, including building, subdivision, and land use restrictions.

3. Do I need a planning permit to build on LDRZ or SUZ land?
Often, yes. Even for a single home, LDRZ or SUZ land may require a planning permit, especially if the land is affected by overlays like bushfire, environmental, or erosion overlays.

4. How do overlays affect what I can build?
Overlays add extra layers of control. A Bushfire Management Overlay, for example, may require fire-resilient design and access. Environmental overlays might restrict tree removal or earthworks.

5. What if my land doesn’t have sewerage?
You’ll need onsite wastewater treatment that meets EPA and council requirements. This can affect your build size, location, and permit process.

6. Can I subdivide land zoned LDRZ?
Subdivision is possible but depends on meeting the minimum lot size and infrastructure requirements, and always needs council approval.

7. Where can I check the zoning of my property?
Use VicPlan to check your zoning and overlays. You’ll also find links to relevant planning scheme clauses.

8. Who should I speak to before planning a build?
A local planning consultant or professional builders Mornington Peninsula residents trust who are familiar with the area’s zoning can help interpret regulations and guide you through the approval process.

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Navigate Rural Zoning with Confidence

Understanding LDRZ and SUZ zoning on the Mornington Peninsula is essential to making smart, compliant property decisions. If you're unsure how zoning, overlays, or schedules affect your land, TEMSEA can help. Our team of builders Mornington Peninsula professionals can ensure your project starts on the right foot: compliant, efficient, and future-ready.

‍Contact us now!

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