Overview

Nillumbik Shire Council covers Melbourne's leafy north-east, Eltham, Diamond Creek, Hurstbridge, Research, St Andrews, Panton Hill, Kangaroo Ground and Wattle Glen. Known as the Green Wedge Shire, about 91% of its area is non-urban land outside the Urban Growth Boundary. Building here is strongly shaped by bushfire, vegetation and landscape controls rather than density, and it is one of Melbourne's most overlay-heavy councils.

Suburbs covered

Building in these suburbs

Local considerations

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.

Typical Timelines (Melbourne average)

Frequently asked questions