Planning Guidelines and Zoning

Every property within Hume is located within a specific zone which reflects the main use of the land in that area.

Overlays relate to additional rules about how a particular parcel of land can be used, developed or changed. They are put in place to protect certain important aspects of the land. If a parcel of land has an overlay it will often require a planning permit and have extra requirements that must be met.

The unique requirements of zones and overlays help Council decide whether a planning permit should be granted for a land use or development. 

For further information on zones and overlays you can view the Hume Planning Scheme, or contact the Statutory Planning team on 9205 2802.

Information on the zoning and overlays of your property is provided in the Hume Planning Scheme.  You can find information about what zones and overlays apply to your land by completing a property search through the Department of Environment, Land, Water and Planning.

Complete a free property zone search

Your search will provide you with a report that details any zoning and overlays related to your property.

Keep in mind that the zone and overlay affecting your property may not necessarily be the same as your next-door neighbour’s property.

Zones and overlays may affect your property in a variety of ways, including by regulating whether your land can be used for a house, business or factory.

The Hume Planning Scheme provides a detailed overview of all zones or overlays that affect land within Hume.  The Planning Scheme also includes a list of uses which do and do not require a permit, and uses that are prohibited, within each zone.

For further information contact the Statutory Planning team on 9205 2802.

Council's vision for Hume is as a prosperous, sustainable and vibrant City renowned for social justice, lifelong learning and community inclusion.

Council’s Social Justice Charter, incorporating the Citizens' Bill of Rights, realises this vision of a city in which its citizens, workers and visitors experience the highest quality of life, a healthy admiration for the environment and a genuine respect for friends, neighbours and strangers alike.

This vision informs the Social Impact Assessment Planning Policy and Guidelines(PDF, 414KB).

In some cases, in addition to the zoning and overlay requirements affecting your property, all or part of your land may be in an area of Aboriginal cultural heritage sensitivity. If this applies, a planning permit application would need to address the Aboriginal Cultural Heritage Act 2006 and Aboriginal Cultural Heritage Regulations 2007.

If a cultural heritage management plan is required to be prepared, this must be done before Council can accept your planning application. A cultural heritage management plan may be required if:

• all or part of the land is in an area of Aboriginal cultural heritage sensitivity
• the proposal is a ‘high impact activity’ as defined under the Aboriginal Cultural Heritage Regulations 2007
• the land has not been subject to significant ground disturbance.

To find out if your land is in an area of Aboriginal cultural heritage sensitivity, you can do a planning property search through the Department of Environment, Land, Water and Planning's mapping and spatial data page.

Assistance is also available from the Aboriginal Victoria website to find out if a cultural heritage management plan is required.

In some cases, a property may have a restriction (or covenant) listed on the Certificate of Title which restricts certain uses or development on the land. There are many ways to remove these restrictions; one of these is to submit an application for a planning permit. 

Any application to remove or vary a restriction must be advertised to all owners and occupiers of the land who benefit from the covenant (beneficiaries). A notice must also be placed on the site and be published in your local newspaper.

A list of beneficiaries must be certified by a suitably qualified person (usually a legal practitioner or property law professional) and submitted with your planning application. If a beneficiary objects to the proposal, Council must refuse the application. In some cases, the Hume Planning Scheme also requires that Council refuse an application if a beneficiary would be impacted by the covenant removal even if they do not object to the proposal.

See the DELWP website for more information on the removal of restrictive covenants.

Landscape plans are often required to be approved as part of a planning permit.  Landscape plans should be prepared by a qualified person such as a Landscape Architect. 

See the Hume Landscaping Guidelines for information on the type of detail required in a landscape plan and a list of species compatible with the municipality.

Industrial development and subdivision can result in greater hard surface area being provided on land.  This can lead to changes to the volume, velocity and quality of stormwater drainage into natural waterways. Industrial development can also introduce a wide range of chemicals and other potential pollutants through large volumes of stormwater.

Rapid assessment tool

Council's online Deemed to Comply Tool(XLS, 307KB) is a rapid assessment tool intended to be used by developers and consultants (engineers, architects etc.) when preparing plans for development of industrial land. It can be used to cost-effectively work out how to comply with the Hume Stormwater Code of Practice, ensuring that stormwater runoff from industrial developments is well-managed.  

Fact sheets

The Industrial Stormwater Code of Practice fact sheets help developers and professional consultants meet the requirements of the Hume Planning Scheme in relation to stormwater and industrial development. This includes applications for new business uses, new development, or redevelopment of existing premises.

These fact sheets apply to industrial and warehousing businesses, including businesses that are leasing properties.