Planning Guidelines and Zoning

Any land use or development within Hume must comply with the planning requirements applying to the land.  Find out more about some of the common planning requirements below. 

The Hume Planning Scheme is a statutory document which sets out rules and regulations determined by the Victorian Government directing how land can be used, developed and protected within Hume.

The Planning Scheme contains State and local government planning policies, zones, overlays and other rules affecting how land can and cannot be used and developed in Hume.  Any planning permits issued within Hume must comply with the Hume Planning Scheme.

View the Hume Planning Scheme

You can conduct a free property search to find out which zones and overlays affect your land using our online mapping tool.

Applications to amend the Hume Planning Scheme can be directed to Council’s Strategic Planning Department.

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.

Information on the zoning and overlays of your property is provided in the Hume Planning Scheme.

You can also use our free online tool to search your address in Hume and see what zones and overlays apply to your land. You can also generate a Planning Property Report for your address. 

Search my 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.

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.

Further information about the removal of restrictive covenants can be found on the Department of Environment, Land, Water and Planning's website.

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 storm-water drainage into natural waterways. Industrial development can also introduce a wide range of chemicals and other potential pollutants through large volumes of storm-water.

Rapid assessment tool

Council's online Deemed to Comply Tool(XLS, 306KB) 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.  

How to use the deemed to comply tool(PDF, 298KB)

Fact sheets

The Industrial Storm-water Code of Practice(PDF, 5MB) (PDF, 418KB)provides fact sheets to help developers and professional consultants meet the requirements of the Hume Planning Scheme in relation to storm-water 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:

Industrial Storm-Water Code of Practice fact sheet(PDF, 418KB)

Permeable Pavement with a lined and drained sub-base fact sheet(PDF, 537KB)

Rain gardens with a liner and sub-soil drainage fact sheet(PDF, 758KB)

Rainwater tanks(PDF, 346KB)

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, 389KB).