Housing Choice and Transport ZoneHCTZ

Last updated: April 2026

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Purpose

To provide housing at increased densities around activity centres and well-serviced locations, close to employment, services and public transport, at a scale that provides a transition between more intense development and lower-scale residential areas.

Key Points

  • HCTZ1: mandatory maximum 13.5 metres / 4 storeys — or 21.5 metres / 6 storeys on a large site
  • HCTZ2: mandatory maximum 11 metres / 3 storeys — or 13.5 metres / 4 storeys on a large site
  • A large site is a lot of at least 1,000 sqm with a frontage of at least 20 metres (contiguous lots may be combined)
  • No minimum garden area requirement — unlike the GRZ and NRZ
  • Permit required to construct or extend one dwelling only where the lot is under 300 sqm (assessed against Clause 54)
  • Two or more dwellings are assessed against Clause 55

Use Tables — Section 1, 2 & 3

Section 1 — No Permit Needed

  • Dwelling (other than Bed and breakfast)
  • Small second dwelling (subject to conditions)
  • Home based business
  • Residential aged care facility
  • Medical centre (gross floor area not exceeding 250 sqm)
  • Place of worship (250 sqm limit; site must adjoin or have access to a Transport Zone 2 or 3 road)
  • Informal outdoor recreation

Section 2 — Permit Required

  • Accommodation (other than the Section 1 categories)
  • Child care centre
  • Convenience shop
  • Office (within 100 metres of a commercial zone, leasable floor area up to 250 sqm)
  • Food and drink premises (other than Convenience restaurant and Take away food premises)
  • Place of assembly
  • Leisure and recreation

Section 3 — Prohibited

  • Industry (other than Automated collection point and Car wash)
  • Warehouse (other than Store)
  • Nightclub
  • Bottle shop
  • Adult sex product shop
  • Cinema based entertainment facility
  • Transport terminal

Related Residential Zones

GRZGeneral Residential ZoneNRZNeighbourhood Residential ZoneRGZResidential Growth ZoneLDRZLow Density Residential ZoneTZTownship ZoneMUZMixed Use Zone

Frequently Asked Questions

How tall can I build in the Housing Choice and Transport Zone?
It depends on the schedule. In HCTZ1 the maximum is 13.5 metres and 4 storeys; in HCTZ2 it is 11 metres and 3 storeys. Both rise on a large site — to 21.5 metres / 6 storeys in HCTZ1 and 13.5 metres / 4 storeys in HCTZ2. These maximums are mandatory and cannot be varied by the schedule, so they sit in Clause 32.10 itself.
What counts as a large site?
A lot with an area of at least 1,000 sqm and a frontage of at least 20 metres, or two or more contiguous lots with a combined area of at least 1,000 sqm and a combined frontage of at least 20 metres. Reaching the threshold materially increases the height and storeys available, so it is often the first thing worth testing on a consolidation.
Is there a garden area requirement in the HCTZ?
No. Unlike the General Residential and Neighbourhood Residential Zones, Clause 32.10 contains no minimum garden area requirement. Site coverage and permeability are instead addressed through the Clause 55 standards.
Do I need a permit to build a single dwelling in the HCTZ?
Only where the lot is less than 300 sqm, in which case a permit is required and the development must meet Clause 54. On a larger lot no planning permit is required for a single dwelling unless an overlay triggers one. A building permit is still required either way.

Official Planning Provisions

View the full provisions for the Housing Choice and Transport Zone (Clause 32.10) on the Victorian Planning Provisions website.

Open VPP Clause 32.10

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