Victoria · Hume City Council
Your Melbourne north growth-corridor council approval guide
Hume City Council covers Melbourne's northern growth corridor, Craigieburn, Sunbury, Roxburgh Park, Meadow Heights, Broadmeadows, Kalkallo, Mickleham and Somerton. Fastest-growing council in Melbourne in 2026. Growth-corridor rules dominate: GAIC applies to specified precincts, Precinct Structure Plans (PSP) govern most new subdivisions, and Section 173 agreements shape design controls in many estates.
GAIC (Growth Areas Infrastructure Contribution)
Most Craigieburn, Mickleham and Kalkallo lots sit within a GAIC zone. Current 2026-27 rates: $122,260 per hectare Type A, $145,220 per hectare Type B/C. Usually paid by the developer and priced into your land cost. Always ask for Certificate of No GAIC Liability before signing land contract.
Precinct Structure Plans (PSP)
New estates in Kalkallo, Mickleham, Craigieburn North and Sunbury North sit under a PSP that specifies road layout, open space, community infrastructure and often facade/materials controls. Design must comply. Deviations trigger planning permit refusal.
Section 173 agreements
Most new-estate lots in Hume have a Section 173 agreement registered on title. Common restrictions: minimum home value, facade materials, roof pitch, driveway width, and 6-12 month landscaping completion. Your conveyancer must flag Section 173 before you sign the land contract.
Hume planning permit timeline
Standard code-compliant designs in a PSP: usually no planning permit needed, straight to building permit (2-4 weeks). Any deviation from PSP or Section 173: 8-16 weeks planning permit. Sunbury older streets: 6-12 weeks planning permit.
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).
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.
GAIC (Growth Areas Infrastructure Contribution) is a statutory levy of $122,260-$145,220 per hectare that applies to specified Melbourne growth precincts including much of Craigieburn, Mickleham and Kalkallo. On a typical 400m² residential lot the GAIC is usually cleared at the developer stage - you pay indirectly through the land price. But deferred liabilities can transfer to buyers. Always demand Certificate of No GAIC Liability before signing.
A restrictive covenant registered on title that runs with the land. Common Hume/growth-corridor Section 173 restrictions: minimum home value, facade materials palette, roof pitch (usually 22-27°), driveway width, and landscaping completion within 6-12 months. Your conveyancer must review before you sign the land contract - Section 173 restrictions can permanently limit your design flexibility.
Very fast if code-compliant in a PSP estate. No planning permit needed, building permit only (2-4 weeks with private RBS). Total decision to on-site can be 8-12 weeks. Any variation or Sunbury-older-street application triggers planning permit (8-16 weeks).
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