Planning Zones & Controls in Epsom, Victoria
Epsom is located within City of Greater Bendigo (Victoria). The following planning zones and overlays are commonly found in this area.
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Planning Zones
These zones are commonly applied to properties in Epsom and the broader City of Greater Bendigo area.
Overlays & controls
Properties in Epsom may be affected by one or more of the following overlays / codes, which add extra planning controls on top of the zone.
Planning permit activity in Epsom
Real application data for Epsom from the Victorian state planning permit register (PPARS) — records back to 2006. Local decisions are the best guide to what City of Greater Bendigo actually supports here.
537
applications on record
212
permits issued
515
new dwellings proposed
90%
of recorded outcomes got a permit
| Year | 2022 | 2021 | 2020 | 2019 | 2018 |
|---|---|---|---|---|---|
| Applications | 4 | 34 | 23 | 25 | 41 |
Notable recent applications
Use and development of the land for a residential village, removal of native vegetation and associated buildin
7 station street epsom 3551 · 2021 · Approved · 120 dwellings
66 lot subdivision (staged) and associated works; and removal of native vegetation
9 buckland street · 2019 · Approved · 64 lots
16 lot subdivision (staged) and access from a category 1 road
75 sargeants road · 2019 · Approved · 14 lots
Source: Victorian state planning permit register (PPARS), records to mid-2023. Council participation varies by year; figures are indicative. “No permit issued” outcomes include withdrawn and lapsed applications, not only refusals.
What can you build in Epsom?
Epsom sits in City of Greater Bendigo (Victoria). What you can build — a granny flat, a subdivision, a second dwelling, townhouses or an extension — depends on your property's zone and overlays. These guides set out the Victoria rules for the most common projects:
Heads up: parts of Epsom carry heritage, bushfire and flood controls (see the overlays above), which can change what's allowed or require planning approval.
Check your property in Epsom
Find out exactly what planning controls apply to your property in Epsom and whether you need approval.
Frequently Asked Questions
How many planning permits have been approved in Epsom?
The Victorian state permit register (PPARS) records 537 planning permit applications in Epsom since 2006, with 212 permits issued and 515 new dwellings proposed across all applications. The register's public extract runs to mid-2023; recent local decisions are a strong guide to what City of Greater Bendigo supports in Epsom.
What can I build in Epsom?
What you can build in Epsom — such as a granny flat (secondary dwelling), a subdivision, a second dwelling, townhouses or a house extension — depends on your property's planning zone and any overlays, together with the Victoria planning rules. See the project guides above for Epsom, or get a $39 planning report for a plain-English answer specific to your address.
What planning zone is Epsom in?
Properties in Epsom are commonly located in the General Residential Zone (GRZ), Low Density Residential Zone (LDRZ), Rural Living Zone (RLZ), Farming Zone (FZ). The exact zone for your property depends on its specific location within Epsom. You can check your property's zone using VicPlan or our free Property Snapshot tool.
Do I need a planning permit in Epsom?
Whether you need a planning approval in Epsom depends on the zone your property is in, any overlays that apply, and the type of work you are proposing. Most new dwellings, extensions, subdivisions, and changes of use require approval. Some minor works may be exempt or "accepted development" depending on the zone and overlay controls. Use our free tools to check your specific situation.
How do I find my property's planning zone?
You can find your property's planning zone by searching your address on VicPlan, the official Victoria planning map. It shows the zone, overlays, and other planning controls that apply to any property in Victoria.