Building in City of Darebin
Your Melbourne northern-suburbs council approval guide
Overview
The City of Darebin covers Melbourne's inner-to-middle north, Preston, Reservoir, Northcote, Thornbury, Fairfield, Alphington, Kingsbury and part of Bundoora. Northcote and Thornbury are heritage-and-character dominated; Preston and Reservoir are among Melbourne's busiest knockdown-rebuild and townhouse markets, with activity-centre development along High Street and around stations.
Suburbs covered
Local considerations
Heritage south, rebuilds north
Northcote and Thornbury carry heavy Heritage Overlay and character controls; Preston and Reservoir are more rebuild- and townhouse-friendly but still subject to ResCode and any local character policy.
Activity centres + stations
Built-form and height controls apply along High Street and around upgraded station precincts; multi-dwelling projects face discretionary assessment and overlooking rules.
Dual occupancy demand
Reservoir and Preston see strong dual-occupancy and townhouse activity; the Townhouse and Low-Rise Code deemed-to-comply pathway is directly relevant here.
Building Permit Process (Victoria)
Victoria separates planning permits (about land use, from your council) and building permits (about construction methods, from a Relevant Building Surveyor). You usually need the planning permit FIRST, then the building permit.
Check zoning + overlays
Use VicPlan (planning-schemes.app.planning.vic.gov.au) or your council's interactive map to identify the zone, any heritage overlay, character area, environmental overlay or growth area zone that applies to your block.
Planning permit (if required)
If your project needs a planning permit (most heritage / character-area / larger developments do), lodge with your council. VicSmart is a fast-tracked pathway available for some minor applications.
Appoint a Relevant Building Surveyor (RBS)
The RBS must be appointed by the OWNER (not the builder). Choose either a municipal or private building surveyor. This is a legal requirement in VIC.
Building Permit Number (BPN) via BAMS
Your RBS applies for a 13-digit BPN through the Building Activity Management System (BAMS). Since 26 November 2025 a new formula for the Calculated Cost of Works (CoW) applies. New BAMS reporting fields (including mandatory architect status) took effect 20 March 2026.
Building Permit Levy
Required for works costing over $10,000. Rate: 0.00064 general levy + 0.00064 DBDRV levy of the CoW. Pay via the BPC secure portal (BPAY or card). Your RBS cannot issue the permit until the BPN is received.
Construction, inspections + occupancy
Build proceeds under RBS inspection at prescribed stages. On completion, the RBS issues an Occupancy Permit (or Certificate of Final Inspection for extensions).
State Building Fees (VIC 2026-27)
These are STATE fees, identical across every Melbourne council. Your council may charge additional planning-permit application fees on top, see per-council notes below.
Typical Timelines (Melbourne average)
Frequently asked questions
Where is most new building happening in Darebin?
Preston and Reservoir are among Melbourne's busiest knockdown-rebuild, dual-occupancy and townhouse markets. Northcote and Thornbury are more heritage-constrained, so projects there are usually sensitive renovations. Check your block's overlays on VicPlan.
Is a dual occupancy realistic in Reservoir or Preston?
Often yes, these suburbs see strong dual-occ and townhouse activity. Two or more dwellings still need a planning permit assessed under Clause 55 and the Townhouse and Low-Rise Code, and the garden area rule applies on lots 400sqm and over. Confirm with the City of Darebin.
Famous for
Reservoir and Preston: dual occupancies across the whole council, and level-crossing removals that repriced everything in five years.
Every council's quirkProblems that turn up in inspection reports here
Statewide rules people blame on council
- •New residential gas connections banned from 2024. Replacements on existing gas are still allowed.
- •Pools and spas must be registered with council and certified every 4 years.
- •Sheds, carports and verandahs over 10m² generally need a building permit; some also need a planning permit depending on the zone and overlays.
We use cookies to improve your experience. Cookies on. Learn more