Planning permission and building permission answer different questions. A modular construction method does not remove either assessment. Start with the Victoria state guide, then use this checklist to prepare a site-specific discussion.
Separate the two decisions
| Decision | What to establish | Who to consult |
|---|---|---|
| Planning | Whether the proposed use and works require a permit under the planning scheme | Local council or a planning professional |
| Building | Applicable building, siting and documentation requirements | Registered building surveyor |
| Services and access | Connection, wastewater and delivery constraints | Relevant authority, qualified practitioner and supplier |
A planning exemption is not a building approval. Avoid ordering a model on the assumption that one decision settles the entire project.
What qualifies as a small second home?
Planning Victoria's small-second-home guidance describes a self-contained dwelling of 60 square metres or less on the same lot as an existing home. Many proposals do not need a planning permit, but special planning controls can change that outcome. A building permit is still required.
The guidance also states that a small second home cannot be subdivided or sold separately and must not connect to reticulated natural gas. These statements concern this specific pathway, not every building or fuel arrangement in Victoria.
A nominal catalogue area is not a verified gross-floor-area calculation. Request dimensioned drawings and have the relevant professional confirm the measurement.
Why lot size and overlays need interpretation
Do not reduce eligibility to "over 300 square metres plus no overlays". Read the actual zone, schedule, overlay provisions and proposal together.
The Building and Plumbing Commission's Clause 54 explanation explains that most residential zones require planning permission and Clause 54 assessment for a dwelling or small second dwelling on a lot below 300 square metres. Confirm the applicable zone and any exceptions rather than treating this as a universal rule for all land.
An overlay is a reason to check its provisions, not an automatic conclusion that every proposal needs the same permit. Nor does a clean map resolve title restrictions, services or building requirements.
Prepare the site information
- Step 01Obtain the address, title, lot dimensions and existing-building information.
- Step 02Review the current planning property report and relevant controls.
- Step 03Identify the intended use and proposed floor area.
- Step 04Ask which approvals, reports and design changes are required.
- Step 05Confirm access, foundation assumptions and service arrangements.
- Step 06Obtain the building surveyor's document checklist before release to manufacture.
Ask the surveyor which NCC provisions, energy assessments, accessibility requirements and transitional arrangements apply. A generic star-rating claim is not project-specific compliance evidence.
Rental and developer proposals
Planning Victoria allows occupation or rental of a small second home by family or unrelated people, with residential tenancy requirements applying. That does not establish rental demand, investment returns or suitability for a multi-dwelling development.
For investment decisions, read the rental cash-flow guide. For a larger scheme, use the developer project process and obtain advice on the actual use.
Frequently asked questions
Is a 60-square-metre model automatically eligible?
No. Confirm the measured area, existing dwelling, planning controls and all other requirements for the proposal.
Does no planning permit mean I can order immediately?
No. Establish the building-permit, site, service and contract requirements before committing.
How should I budget for approvals?
Use the NSW/VIC project budget checklist to identify documents, fees and professional services. Request scope-specific quotes.
Compare Permanent Homes and see How It Works after identifying the site constraints. This is general guidance, not an approval or site-specific planning advice.
Sources and further reading
Requirements change and can be applied differently by site and local authority. Check the current official sources and confirm your project with the relevant council, certifier or qualified professional.