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Dwellings in a Rural Zone
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Construction of Dwelling in the Rural Zone
Managing the construction of dwellings in rural areas is important to the protection and facilitation of agricultural activity, in the provision of infrastructure and services and in the protection of the rural landscape and environment.

Inappropriate location of dwellings in rural areas may compromise agricultural activity through removing land from agricultural use, and introduce greater potential for complaints about noise, smells, sprays and pets disturbing stock. As the primary purpose of the Rural Zone is to conduct agricultural activity, dwellings will only be permitted in the Rural Zone where they are required to conduct agricultural activity and will not impact on the right to farm.

Permits for Dwellings in the Rural Zone
The schedule to the Rural Zone sets the size of land under which a permit is required to use land for a dwelling. Extensions to dwellings on lots under this size also require a permit. A permit may also be required to develop land for a dwelling in the Rural Zone where it cannot meet the required setbacks from roads, other dwellings and waterways.

The Rural Zone provisions require that to use land for a dwelling:
  • access is provided from an all weather road (ie. a road that can provide access to emergency vehicles and two wheel drives in most weather conditions)
  • appropriate effluent disposal can be provided
  • sufficient water supply for domestic and fire fighting purposes can be provided
  • appropriate power supply can be provided.
Note: The Schedule to the Rural Zone for the Greater Geelong Planning Scheme is overleaf.
Is My Application Likely to be Approved?
A permit for a dwelling in the Rural Zone is only likely to be approved where:
  • it is required for the conduct of an agricultural activity on the land
  • it will not compromise the agricultural activity on surrounding land
  • it can be supplied with all weather access, power, water and waste disposal
  • it will not have a significant impact on the environment
  • it will not be detrimental to the rural landscape.

Land in the Rural Living Zone and the Low Density Residential Zone is for those people wishing to live in a rural environment, without necessarily farming the land. Land in the Rural zone is primarily for farming.

Note: Local Policy provisions of the Greater Geelong Planning Scheme reinforce the above requirement - refer to Clause 22.06.

Supporting Information
An application for construction of a dwelling in the Rural Zone should be accompanied by a report detailing:
  • how the proposed dwelling promotes the objectives of the Municipal Strategic Statement (MSS) and is consistent with State and Local Planning Policy
  • how the proposed dwelling is consistent with the primary purpose of the Zone
  • the demonstrated link between the proposed dwelling and an agricultural enterprise
  • how the dwelling has been designed and sited to:
    • address the impact on the property and surrounding properties in terms of ongoing agricultural activity
    • address the impact on the native vegetation
    • address the impact on water courses, drainage lines and areas subject to inundation
    • address the impact on any features of architectural, historic or scientific significance
    • address the impact on the rural landscape
    • have regard to the topography
  • soil capability to support a dwelling, road access and effluent disposal
  • method of effluent disposal, power supply and all weather road access
  • scaled and dimensioned plans showing:
    • location of the dwelling
    • location of road access and internal access
    • location of power supply
    • location of effluent disposal system
    • location and capacity of water supply for domestic use and fire fighting purposes
    • location of native vegetation in the vicinity of the proposal
    • location of water courses
    • location of any places of heritage significance
    • elevation detail of the proposal, including building materials and colours
    • a completed application form, relevant fee and Copy of Title is also required for all applications.
Schedule to the Rural Zone
Shown on the Planning Scheme map as RUZ.
  Land Area/Dimensions
Minimum subdivisionarea (hectares) 1 Basalt Plains 80 hectares
  2 Balliang Alluvium 80 hectares
  3 You Yangs Sandy Loams 80 hectares
  4 Lara and other Colluvium 80 hectares
  5 Moolap Alluvium 40 hectares
  6 Central Peninsula 30 hectares
  7 Bellarine Hills 40 hectares
  8 Lower Peninsula 50 hectares
  9 Swan Bay 60 hectares
  10 Mt Duneed Basalts 50 hectares
  11 Waurn Ponds 40 hectares
  12 Barrabool Hills 40 hectares
  13 Coastal Sands and Estuaries 80 hectares
  14 You Yang Granites 80 hectares
  15 Brisbane Ranges 80 hectares
  Refer to the ‘Land Systemsof the Geelong RegionMap' which is Diagram 1to this Schedule.  
Minimum area forwhich no permit isrequired to use landfor a dwelling(hectares) 1 Basalt Plains 80 hectares
  2 Balliang Alluvium 80 hectares
  3 You Yangs Sandy Loams 80 hectares
  4 Lara and other Colluvium 80 hectares
  5 Moolap Alluvium 40 hectares
  6 Central Peninsula 30 hectares
  7 Bellarine Hills 40 hectares
  8 Lower Peninsula 50 hectares
  9 Swan Bay 60 hectares
  10 Mt Duneed Basalts 50 hectares
  11 Waurn Ponds 40 hectares
  12 Barrabool Hills 40 hectares
  13 Coastal Sands and Estuaries 80 hectares
  14 You Yang Granites 80 hectares
  15 Brisbane Ranges 80 hectares
  Refer to the ‘Land Systems of the Geelong RegionMap' which is Diagram 1to this Schedule  
Maximum area forwhich no permit isrequired to use landfor timber production(hectares None specified  
Outbuildings(dimensions) None specified  
Permit requirement for earthworks Land  
Earthworks whichchange the rate offlow or the dischargepoint of water acrossa property boundary All land  
Earthworks whichincrease thedischarge of salinegroundwater All land  
Capacity above which a permit is required to construct a dam Land Capacity(cubic metres
  All land 0