Suburban Rail Loop: Major Planning Changes Coming to Six Melbourne Station Precincts
Draft planning scheme amendments for the six SRL East station precincts propose rezoning land within 1.6km of each station, with building heights up to 50 storeys and a target of 70,000 new homes by the 2050s. Here is what property owners need to know.
The Suburban Rail Loop (SRL) is not just a transport project — it is triggering some of the most significant planning changes Melbourne has seen in decades. Draft planning scheme amendments for the six SRL East station precincts propose to rezone large areas of suburban Melbourne, introducing new height limits, density targets, and development controls that will fundamentally change the character of these areas.
Which Areas Are Affected?
SRL East runs 26 kilometres from Cheltenham to Box Hill, with six new underground stations. The planning changes apply to a structure plan area extending approximately 1.6 kilometres from each station:
Cheltenham (City of Bayside / City of Kingston) Clayton (City of Kingston / City of Monash) Monash (City of Monash — new station with no existing rail interchange) Glen Waverley (City of Monash) Burwood (City of Monash / City of Whitehorse — new station) Box Hill (City of Whitehorse)
Four local government areas are affected: Bayside, Kingston, Monash, and Whitehorse. The Suburban Rail Loop Authority (SRLA) has been granted planning authority powers over these areas, effectively taking rezoning decisions out of local council hands.
What Planning Changes Are Proposed?
The most significant change is the introduction of a new Precinct Zone (clause 37.10), which will replace existing zoning across most of the structure plan areas. This means properties currently in lower-density residential zones — Neighbourhood Residential Zone (NRZ) or General Residential Zone (GRZ) — may be rezoned to the Precinct Zone, removing existing neighbourhood character protections and mandatory height limits.
Each precinct is divided into urban form areas with tailored controls. Tallest buildings are concentrated in the precinct core immediately adjacent to stations, transitioning to mid-rise and then lower-scale development towards existing residential areas.
Additional overlays are being introduced including a Built Form Overlay (BFO) for height and setback standards, a Parking Overlay, and Public Acquisition Overlays for specific sites needed for infrastructure.
Height Limits and Density
Building heights vary significantly by location within each precinct.
At Cheltenham, precinct core areas allow up to 18 storeys. Some areas have been scaled back during drafting — the Highett Common (former CSIRO) site was reduced from 18 to 8 storeys, and parts of Turner Road and Mount View Road were reduced from 6 to 4 storeys.
Box Hill, already a Metropolitan Activity Centre, will see the most intensive development. An approved masterplan includes seven towers ranging from 19 to 50 storeys.
At Glen Waverley, a 35 and 30 storey twin-tower development (795 apartments) has already been approved on Springvale Road near the future station.
Across all six precincts, the plans are designed to facilitate approximately 70,000 additional homes by the 2050s.
A mandatory maximum Floor Area Ratio (FAR) applies to each site. Developers wanting to exceed this must participate in a Voluntary Public Benefit Uplift Framework — delivering affordable housing, public realm improvements, open space, or strategic land uses in exchange for additional development capacity.
What This Means for Property Owners
If your property falls within 1.6 kilometres of an SRL East station, these changes could significantly affect your land.
Increased development potential — properties within the precincts will generally receive significantly higher development capacity than current controls allow. This is expected to increase land values and development activity.
Loss of existing protections — properties currently in NRZ or GRZ zones may lose existing neighbourhood character protections and mandatory height limits when rezoned to the Precinct Zone.
Compulsory acquisition — the SRLA has compulsory acquisition powers for land needed for the rail project itself, and Public Acquisition Overlays are being applied to additional sites needed for infrastructure like road links.
Where Are We Now?
Draft structure plans and planning scheme amendments were exhibited for public comment from 17 March to 22 April 2025, receiving over 800 submissions. A Standing Advisory Committee conducted seven public hearings between August and December 2025, with its report to the Minister expected in early-to-mid 2026.
The planning scheme amendments are expected to be gazetted (finalised) in 2026. Tunnel boring machines are expected to launch in 2026, with SRL East targeted for completion in the early 2030s.
If your property is within the structure plan area of an SRL station, the SRLA has an online tool at engage.vic.gov.au/srl-east-structure-planning where you can look up the proposed planning controls for your specific property.
For professional planning advice about how these changes affect your property, contact us at info@townplanning.com.au.