Greater Bendigo Council Vic

Building in the City of Greater Bendigo

Your Bendigo regional-city council approval guide

George Giannakakis, Founder, BuildPilot
By George Giannakakis · Founder
B.Arch.Studies · M.Arch (UniSA) · RLA300580 · Reviewed

Overview

The City of Greater Bendigo is the planning authority for one of Victoria's largest regional cities. It covers active growth suburbs (Maiden Gully, Huntly, Strathfieldsaye, Junortoun) with new house and land, and established goldfields suburbs (Bendigo Central, Eaglehawk, Golden Square) where building is heritage-sensitive. Box-ironbark bushland brings bushfire and vegetation controls to many fringe blocks.

Suburbs covered

Maiden GullyHuntlyStrathfieldsayeJunortounJackass FlatBendigo CentralKenningtonGolden SquareKangaroo FlatEaglehawkWhite Hills

Local considerations

Goldfields heritage controls

Central Bendigo and Eaglehawk carry significant Heritage Overlay; demolition and external alterations to period homes usually need a planning permit. Confirm on VicPlan.

Box-ironbark bushfire fringe

Bendigo is ringed by box-ironbark forest; fringe suburbs like Junortoun, Maiden Gully and Jackass Flat can carry a Bushfire Management Overlay requiring a BAL assessment and planning permit.

Mine subsidence + 7-star design

Historic mine workings underlie parts of Bendigo, so a geotechnical check is prudent on some sites. The mandatory 7-star NatHERS and Whole of Home energy rules apply to every new home.

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.

  1. 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.

  2. 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.

  3. 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.

  4. 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.

  5. 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.

  6. 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.

Building Permit Levy, general0.00064 × CoW (works > $10,000)
Building Permit Levy, DBDRV0.00064 × CoW (works > $10,000)
Metropolitan Planning Levy (larger dev only)$1,344,000 threshold (2026-27); pay to SRO
Owner-builder Certificate of Consent (works > $16,000)BPC application; approx. 45 business days processing

Typical Timelines (Melbourne average)

Straightforward planning permit (VicSmart)10 to 30 business days
Standard planning permit (no objections)60 to 90 days
Complex / heritage / notified planning permit3 to 8 months
Building permit (once planning approved)2 to 4 weeks
Owner-builder Certificate of Consent~45 business days

Frequently asked questions

Which areas of Bendigo are growing?

Maiden Gully, Huntly, Strathfieldsaye and Junortoun are the main growth suburbs with new house and land. Established goldfields suburbs like Bendigo Central, Golden Square and Eaglehawk are knockdown-rebuild and renovation markets with heritage controls.

Do I need a bushfire assessment to build in Greater Bendigo?

Possibly, especially on bushland-interface blocks in Junortoun, Maiden Gully or Jackass Flat, where a Bushfire Management Overlay can trigger a BAL assessment and planning permit. Central, titled lots often need only a building permit. Check VicPlan and confirm with the City of Greater Bendigo.

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