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Housing Needs Assessment - Development Due Diligence
Housing Needs Assessment
Report
City of Boroondara - LGA, SA2 and Suburb Level Analysis
Response to Victorian State Housing Targets 2025 - With Kew Suburb Focus
Client / Project
Boroondara HNA
Geography
City of Boroondara LGA
State
Victoria
Prepared
May 2026
01 LGA Overview and Key Indicators
State housing target
67,000
New dwellings to 2051
Population (ABS 2021)
167,900
Inner east Melbourne
Dwellings (ABS 2021)
72,812
+3,504 since 2016
Social housing stock
1.2%
931 dwellings - well below benchmark
Yarra River Eastern Fwy KEW 3101 Hawthorn Camberwell Balwyn Kew East Haw. East KJ AC Camberwell Jnct Glenferrie Tram 48/109 N 0 2km Kew suburb (focus area) Activity centre
Figure 1: City of Boroondara LGA - suburbs, activity centres, tram network and Yarra River. Kew suburb shown highlighted. Schematic only. Source: DTP, ABS 2021.
Dwelling mix (ABS 2021)
Separate house
53%
Medium density
29%
High density
18%
Tenure split (ABS 2021)
Owned outright
42%
Mortgaged
31%
Private rental
22%
Social housing
1.2%
Housing cost context (2024)
Median house price
$2.22M
Median weekly rent
$911
Gross rental yield
2.1%
Suburb breakdown - key housing indicators (ABS 2021 - Homes Victoria Quarterly Rental Report 2025 - DTP targets 2025)
SuburbPop. 2021DwellingsAvg HH sizeSeparate house %Med. rent/wkAfford. stressTarget share (est.)
Kew (focus)24,49910,6252.4849%$950Moderate10,200
Camberwell29,84012,3102.5567%$880Moderate11,800
Hawthorn22,16010,9802.0224%$750High13,400
Balwyn / Balwyn North26,4009,8502.8278%$1,020Low8,100
Kew East11,8204,6802.7168%$890Low5,200
Hawthorn East / Auburn18,9008,2402.2638%$800Moderate9,800
Remainder LGA34,28116,1272.4852%$870Moderate8,500
City of Boroondara total167,90072,8122.5053%$911-67,000
ABS Census 2021 VIF 2023 projections DTP Housing Targets 2025 Homes Victoria Quarterly Rental Report (Sep 2025) Homes Victoria VHR (Dec 2024 quarter) ABS Census 2021 (Boroondara SA2)
02 Demographic and Population Analysis
Projected pop. 2036 (VIF)
196,600
+28,700 over 15 yrs
Avg. household size
2.50
Declining trend
65+ share (2021)
18%
Up from 15% in 2011
Dwelling target (15 yr)
+9,400
Council Housing Strategy 2023
BUILDING APPROVALS - BOROONDARA 2019-2024 980 1,050 1,140 1,090 1,232 2019-20 2020-21 2021-22 2022-23 2024-25 Required run-rate: 2,500/yr Total approvals Medium/high density share
Figure 2: Boroondara residential building approvals 2019-2025 vs required run-rate to meet state target. Source: ABS Building Approvals (March 2026 release).
AGE PROFILE - 2021 vs PROJECTED 2036 0-17 18-34 35-54 55-64 65+ up 2021 2036 projected (VIF)
Figure 3: Boroondara age profile 2021 vs VIF 2036 projection. The 65+ cohort is the fastest growing segment. Source: ABS 2021, VIF 2023.
Demographic context: Boroondara's 65+ population grew from 15% of residents in 2011 to 18% in 2021 and is projected to climb further. This ageing profile is set against an LGA where the dominant housing form - the large detached house in the 50% bracket - is poorly matched to the needs of older residents seeking smaller, accessible dwellings close to services. The LGA's household size of 2.50 is declining and lone-person households are a growing share of the total. Demand for 1 and 2 bedroom dwellings in activity centre locations is likely to strengthen, but supply in those configurations remains limited outside Hawthorn.
Projected new dwellings required by type and tenure - 2025 to 2051 (VIF 2023 base)
Dwelling typeVery low incomeLow incomeModerate incomeMarketTotal% of need
Separate house (3-4 bed)1202801,4006,7008,50013%
Townhouse (2-3 bed)6401,1004,8009,86016,40024%
Apartment (1-2 bed)1,2802,1008,60020,12032,10048%
Specialist / aged / other4808202,4006,30010,00015%
Total2,5204,30017,20042,98067,000100%
03 Housing Supply and Affordability
Approvals 2024-25 (ABS)
1,232
vs 2,500/yr target run-rate
Median house price rise
+215%
2006-2021 (income: +57%)
Social housing (2024)
931
1.2% of stock - ranked 27/31 metro LGAs
Affordable lettings Q3 2024
40
Quarter total for whole LGA
RENTAL AFFORDABILITY BY INCOME QUINTILE (%) Q5 (highest) 98% Q4 78% Q3 37% Q2 11% Q1 (lowest) 3% 0% 50% 100% % of private rentals affordable (below 30% of gross income) by income quintile Note: Boroondara rents are materially above metro Melbourne median, compressing lower quintile access. Source: Homes Victoria Quarterly Rental Report (Sep 2025), ABS Census 2021.
Figure 4: Rental affordability by income quintile. Lower quintile access in Boroondara is among the most constrained in metropolitan Melbourne. Source: Homes Victoria Quarterly Rental Report 2025, ABS 2021.
MEDIAN HOUSE PRICE vs HOUSEHOLD INCOME GROWTH +215% +57% 158pp gap 2006 2011 2016 2021 Median house price index Median HH income index
Figure 5: Boroondara median house price growth vs median household income growth 2006-2021 (indexed to 2006=100). Source: DELWP property sales data, ABS Census 2021.
Affordability gap: Between 2006 and 2021 the median house price in Boroondara rose by 215% while median household income grew by only 57%. The resulting 158 percentage point gap represents one of the largest price-to-income divergences across metropolitan Melbourne over that period. Only 3% of private rentals in the LGA are affordable to the lowest income quintile - placing Boroondara at the extreme end of the accessibility spectrum. Social housing at 1.2% of stock is the lowest in the inner east and ranks 27th out of 31 Greater Melbourne LGAs by social housing share.
04 State Housing Targets Assessment
Source: Plan for Victoria (February 2025) - DTP Housing Targets dataset - Boroondara Council response June 2024 - Housing Statement Reform Act 2025
TARGET 01
67,000 new dwellings to 2051 - approx. 2,500 dwellings per year
Critical gap - 300% above recent run-rate
Current run-rate (1,232 pa / 2,500 pa target)49%
Projected dwelling growth 2024-2044 (DTP VIF 2023)11,000 / 67,000 (16%)
Activity centre programs announced (Kew Jnct, Hawthorn, Glenferrie, Auburn)4 of 79 LGA centres

Boroondara Council has publicly noted that the 67,000 target represents a 300% increase on historical annual approvals. The current run-rate of 1,232 dwellings per year (2024-25, ABS Building Approvals) is less than half the required pace. Victoria in Future 2023 (DTP) projects 11,000 additional dwellings in Boroondara between 2024 and 2044 under current zone settings - a fraction of what the state target requires.

TARGET 02
70% infill - activity centre and station precinct focus
Depends on activity centre program delivery
Activity centres with DTP plans announced (Kew Jnct, Hawthorn, Glenferrie, Auburn)4 centres
Share of LGA approvals in activity centre locations (est. 2022-24)~38%

The Victorian Government's Activity Centre Program has identified four centres in Boroondara - Kew Junction, Hawthorn, Glenferrie and Auburn - for new planning controls. These centres will carry the weight of most required infill delivery. Outside these nodes, GRZ8's 9 metre mandatory height and 35% garden area requirements constrain medium density development across the residential hinterland.

TARGET 03
Social housing: reach 4.5 per 100 private dwellings (Infrastructure Victoria benchmark)
Severely below benchmark - direct investment essential
Current social housing share (1.2% / 931 dwellings)1.2%
Infrastructure Victoria benchmark (4.5%)4.5%

With only 931 social housing dwellings as at June 2024 - ranked 27th of 31 Greater Melbourne LGAs by proportion - Boroondara has the lowest social housing share of any inner-eastern LGA. Reaching the 4.5% benchmark against the 2051 dwelling base of approximately 140,000 dwellings would require around 5,370 social dwellings - an increase of approximately 4,440 over the current stock. This cannot be delivered through the planning system alone. Homes Victoria identified Boroondara as one of the five highest social housing demand LGAs in 2021 (VAGO 2024).

INDICATIVE HOUSING CAPACITY BY ZONE AND CHANGE AREA C1Z - Activity centres (Substantial) ~28,000 theoretical - ~18,000 feasible (Heritage and overlay constraint) GRZ8 interface (Incremental) ~20,000 theoretical - ~12,000 feasible (GRZ8 height and garden area cap) GRZ8 residential hinterland (Minimal) ~35,000 theoretical - ~12,000 feasible (9m cap, garden area, Heritage Overlay) NRZ (Minimal / protected) ~2,500 theoretical - ~800 feasible Feasible capacity (post overlay/schedule constraints) Theoretical capacity
Figure 6: Indicative housing capacity by zone and change area. Total feasible capacity estimated at ~42,800 dwellings - well short of the 67,000 target on current zone settings. Source: DTP HCAP methodology, Boroondara Planning Scheme, ABS Mesh Block 2021.
Suburb focus - special section
Kew - 3101
City of Boroondara - inner east Melbourne - Kew Junction Activity Centre
ABS SA2 population
24,499
10,625 dwellings - avg HH 2.48
Separate house share
49%
Below LGA avg of 53%
Med / high density
51%
Above LGA avg of 47%
Median weekly rent
~$950
Above LGA median of $911
Target share (est.)
10,200
Of 67,000 LGA target
GRZ8 62% of suburb NRZ 14% C1Z Kew Jnct AC HO Precinct HO Precinct LSIO - Yarra floodplain - Studley Park Cotham Rd High St Denmark St Burke Rd N
Figure 7: Kew planning controls - schematic. GRZ8 dominates the residential area. C1Z at Kew Junction is the primary opportunity node. HO precincts affect significant portions of Studley Park surrounds and the eastern edge. LSIO applies near the Yarra. Verify all controls via VicPlan prior to any application.
Zone split - Kew suburb
GRZ8 residential
62%
C1Z commercial
12%
NRZ neighbourhood
14%
LSIO / flood overlay
8%
Heritage Overlay land
4%
Approved height benchmarks by zone (VCAT 2023-24)
Boroondara GRZ8
9m max
Kew Jnct C1Z
16m
Stonnington GRZ
11m
Yarra City
14m
Melbourne City
24m+
BOROONDARA RESIDENTIAL PERMIT ACTIVITY AND VCAT OUTCOME TREND 2020-2024 2020 2021 2022 2023 2024 42 44 46 44 48 Approved Refused VCAT appeals VCAT OUTCOME TREND - BOROONDARA (%) Council: 63%+ Developer: 37%- 2020 2021 2022 2023 2024 Council upheld Developer won
Figure 8: Boroondara residential permit activity (left) and VCAT outcome trend (right) 2020-2024. Council's success rate at VCAT has strengthened over the period. Source: DELWP PPAR, Boroondara Council data, VCAT decisions database.
KW Kew - Planning Context and Development Issues
Kew in context: Kew is the second largest suburb in Boroondara by population and has higher medium and high density stock (51%) than the LGA average, driven largely by development along Cotham Road and around Kew Junction. Half of its dwellings remain separate houses, many on large lots with significant heritage and vegetation constraints. The suburb is served by tram routes 48 and 109 and sits within 8km of the CBD. Kew Junction is designated as a Neighbourhood Activity Centre and is one of four Boroondara centres included in the Victorian Government's Activity Centre Program - the primary mechanism through which Kew will contribute to the state housing target.
KEW 01
Kew Junction Activity Centre - the primary housing delivery node
Critical
Kew Junction C1Z carries the weight of meaningful housing delivery within the suburb. The Victorian Government's Activity Centre Program has flagged Kew Junction for new planning controls. Three to four storey built form has been approved at the junction where ground floor retail activation is retained and upper levels respond to heritage interfaces. The C1Z currently covers approximately 12% of the suburb - future uplift through DTP Activity Centre controls is the primary mechanism for increasing housing yield. Applications within or immediately adjacent to the junction should be designed to the upper range of what the centre can absorb.
KEW 02
Heritage Overlay - the primary site constraint
Critical
Heritage precincts dominate the Studley Park surrounds, the eastern Kew residential streets and parts of Cotham Road. An HO designation - individual or precinct - is the first thing to verify on any site. A heritage impact assessment by a recognised practitioner is non-negotiable. Council will engage its own advisor and budget for peer review risk. VCAT decisions in Kew consistently confirm that Council's HO evidence base is well prepared and actively used.
KEW 03
GRZ8 schedule - 9 metre height cap and 35% garden area
Critical
GRZ8 is Boroondara's signature restrictive residential schedule. The mandatory 9 metre height cap and the 35% minimum garden area requirement are hard floors on 62% of Kew's land. On standard lots of 650-800sqm, the garden area requirement alone determines maximum developable footprint before setbacks, overlooking or shadowing are even considered. Two-lot Torrens title subdivision on lots under 1,000sqm is consistently refused where the schedule cannot be met. Run the numbers before exchange.
KEW 04
Vegetation and tree impacts
High
Kew has high canopy cover, reflecting a combination of large private gardens, Significant Tree Register protections and Vegetation Protection Overlay provisions. An arborist report is required for most residential permit applications. Tree removal runs as a parallel process to planning permits and can be independently contested. On sites with mature canopy trees, a pre-application arborist assessment is worth commissioning before any design is locked in.
KEW 05
LSIO and drainage near the Yarra
Medium
Sites near Gardiner's Creek and the Yarra floodplain carry Land Subject to Inundation Overlay controls requiring hydraulic assessment. Even sites not directly within LSIO may face drainage challenges given the topography of Kew's southern edge towards Studley Park. Check DELWP flood mapping and Melbourne Water drainage overlays before proceeding to design.
05 Submission - Response to State Housing Targets
Section 1 - Council position on the housing target

The City of Boroondara accepts that the Victorian Government has set a housing target of 67,000 new dwellings to 2051 for the LGA under the Plan for Victoria (February 2025). Council does not dispute that housing growth is needed in well-located areas. It disputes the deliverability of the target under current zone settings and without a committed infrastructure program.

The 67,000 figure represents a 300% increase on Boroondara's current annual approval rate of approximately 1,200 dwellings per year. Council has formally noted that releasing targets of this scale without corresponding commitments to public open space, drainage, education facilities, health services and transport infrastructure is irresponsible planning. Developers build housing - councils cannot compel them to lodge or build. The existence of a planning target does not guarantee delivery.

Council requests that the state government clarify whether the target is a planning capacity measure or a delivery obligation, confirm infrastructure funding commitments that will accompany any uplift in residential zoning and acknowledge the gap between theoretical planning capacity and market-driven actual construction, which across Victoria currently stands at thousands of approved but unbuilt dwellings.

Boroondara's position: growth yes - but targeted, infrastructure-supported and realistic. A 300% increase in delivery with no state infrastructure budget is not a housing plan.
Section 2 - Activity centre program and Kew Junction

Council acknowledges the Victorian Government's Activity Centre Program which has identified Kew Junction, Hawthorn, Glenferrie and Auburn as priority centres for new planning controls. These four centres represent the most realistic mechanism for meaningful infill housing delivery in Boroondara given the constraints that GRZ8 imposes across the residential hinterland.

Council supports 3 to 4 storey mixed-use development at Kew Junction where ground-floor activation is retained and built form responds to adjoining heritage interfaces. For sites immediately outside the C1Z boundary, Council's position is that the activity centre controls should extend to a clearly defined and evidence-based walkable catchment - not arbitrarily into the residential hinterland. Heritage and neighbourhood character evidence must remain a live consideration in any uplift area.

On Kew Junction: the junction can grow - but the evidence base matters and the heritage interface must be respected.
Section 3 - Social and affordable housing

With 931 social housing dwellings representing 1.2% of LGA stock - the lowest rate in the inner east and 27th of 31 Greater Melbourne LGAs - Boroondara has a documented and growing deficit. Homes Victoria identified Boroondara as one of the five highest demand LGAs in metropolitan Melbourne as at 2021 (VAGO 2024). This demand is not being met through current stock levels or pipeline.

Council calls for a binding Homes Victoria investment commitment to Boroondara as part of the housing targets program. A minimum affordable housing contribution - embedded through Section 173 Agreements in future Activity Centre developments - should be negotiated at the time planning controls are established, not left as a voluntary measure dependent on individual developer appetite.

Social housing: Boroondara has the highest demand pressure and the lowest stock proportion in the inner east. The state must invest directly.
06 Key Evidence Requirements
EVIDENCE 01
Activity centre capacity and feasibility modelling - Kew Junction and others
Critical
DTP and Council should jointly commission a housing capacity and development feasibility assessment for each of the four Activity Centres before planning controls are gazetted. Without feasibility testing at current construction costs and rental yields, there is a real risk that uplift is zoned but not built - replicating the statewide pattern of approved-but-undelivered dwellings.
EVIDENCE 02
Infrastructure gap analysis across all four activity centres
Critical
Drainage, open space, school capacity, community health and transport network impacts should be assessed for each centre before uplift controls commence. The infrastructure contributions levy framework (effective January 2027) provides a partial mechanism - but state budget commitments for major items like open space and transport are needed to underwrite confidence in the program.
EVIDENCE 03
Heritage and neighbourhood character evidence base - Kew suburb
High
Boroondara's Residential Neighbourhood Character Study (2022) is the most actively deployed character evidence base at VCAT in metropolitan Melbourne. For Kew specifically, Council should update site-by-site heritage status assessments for non-contributory sites within HO precincts - this is the most direct mechanism for recovering developable capacity without compromising the heritage values the overlay protects.
0A Appendix: Data Sources and Methodology
SourcePublisherDescriptionDate
ABS Census 2021 (TableBuilder, SA2 and suburb)Australian Bureau of StatisticsPopulation, dwelling structure, tenure, household composition and income by SA2 and suburb. Kew suburb data sourced directly from ABS Census 2021 TableBuilder.2021
Victoria in Future (VIF) 2023Dept of Transport and Planning, VICOfficial state population and household projections by LGA to 2056. High/medium/low series. Council's own 15-year projection of +28,700 residents and +9,400 dwellings is consistent with VIF medium series.2023
DFFH Rental ReportDept of Families, Fairness and HousingQuarterly rental bond data including median rents, affordable lettings by bedroom type and vacancy indicators. September quarter 2024 data used for affordability analysis.2024
DTP Housing Targets 2025Dept of Transport and Planning, VICLGA-level housing targets as published in Plan for Victoria February 2025. Boroondara target confirmed at 67,000 new dwellings to 2051.2025
Homes Victoria Victorian Housing Register (VHR) and Social Housing RegisterDept of Families, Fairness and HousingSocial housing dwellings by LGA as at June 2024. Boroondara confirmed at 931 social housing dwellings.2024
ABS Building Approvals (formerly 8731.0)Australian Bureau of StatisticsResidential building approvals by LGA - annual and quarterly series. Latest release: March 2026 (ABS).. Boroondara 2024-25: 1,232 dwellings approved.2024-25
VAGO - Planning Social Housing (2024)Victorian Auditor-General's OfficePerformance audit of Homes Victoria's planning and delivery of social housing including LGA-level demand modelling. Boroondara identified as top-5 demand LGA as at 2021.2024
DTP Planning Permit Activity Report (PPAR)Dept of Transport and Planning, VICAnnual planning application data across all Victorian councils including residential categories and decision outcomes.2024
VCAT Planning Decisions DatabaseVictorian Civil and Administrative TribunalRegister of planning decisions at VCAT including outcomes and grounds. Searched for Boroondara and Kew decisions 2020-2024.2020-2024
Boroondara Housing Statistics (Council)City of BoroondaraCouncil-published housing statistics covering dwelling type, social housing stock, building approvals and housing cost trends. Underpinned by ABS Census 2021 and DTP data.2024
Boroondara Housing Strategy 2023City of BoroondaraAdopted September 2023. Three strategic directions for housing growth with a 15-year projection basis. Council's own target of +9,400 dwellings to 2038.2023
Boroondara Residential Neighbourhood Character StudyCity of BoroondaraNeighbourhood character profiles for all Boroondara precincts. Frequently cited in VCAT proceedings as the primary character evidence base for the LGA.2022
Boroondara Planning Scheme (VicPlan / VMPLAN)City of Boroondara / DTPGRZ8 schedule controls, NRZ schedule controls, C1Z provisions, Heritage Overlay schedules and Neighbourhood Character Overlay. Verified via VicPlan May 2026 (updated weekly).Current
Planning Practice Note 90 (PPN90) - Planning for HousingDept of Transport and Planning, VICPrimary guidance for housing strategy preparation and change area framework methodology.Current
DELWP / Melbourne Water LSIO mappingMelbourne Water / DELWPLand Subject to Inundation Overlay spatial data accessed via data.vic.gov.au for Kew flood risk assessment context.Current
Property price dataDELWP (property sales statistics)Median house price trends in Boroondara 2006-2021. Compiled by Boroondara Council via housing statistics page.2021
Methodology notes

This report draws on publicly available Victorian and Australian government data sources current as at May 2026. Dwelling type, tenure and income data are drawn directly from ABS Census 2021 (TableBuilder, LGA21110 and Kew suburb geography). Rental affordability is derived from Homes Victoria Quarterly Rental Report data cross-referenced with ABS 2021 income quintiles - a household is treated as experiencing rental stress when housing costs exceed 30% of gross income. Housing capacity estimates follow the DTP Housing Capacity Assessment Platform (HCAP) methodology: theoretical capacity is zone area multiplied by assumed density; feasible capacity subtracts land subject to Heritage Overlay, Significant Landscape Overlay, Environmental Significance Overlay and Special Building Overlay. Kew suburb target share is estimated based on population proportion and accessibility weighting relative to LGA total. Charts and figures are prepared for briefing and analysis purposes only and do not constitute a formal planning or legal opinion. All planning controls and overlay status must be verified against the current Boroondara Planning Scheme via VicPlan prior to any application.

PLACE AU
Housing Needs Assessment - City of Boroondara - Victoria - May 2026 - For professional use only - not a substitute for formal planning, heritage or legal advice.
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Data sources: ABS, VIF, DTP, DFFH, VAGO, Homes Victoria - government sources only
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Development Alignment Brief - Development Due Diligence
Development Alignment
Brief
Kew, Victoria — Development Due Diligence — May 2026
Client / Project
Kew Brief
Geography
Suburb — Kew VIC 3101
State
Victoria
Prepared
May 2026
01 Site Controls & Local Planning Context
Zoning

Kew sits within the City of Boroondara planning scheme. The suburb is predominantly General Residential Zone — Schedule 8 (GRZ8), Boroondara’s signature restrictive residential schedule capping mandatory heights at 9 metres with a 35% minimum garden area requirement. Pockets along High Street, Cotham Road, and Glenferrie Road carry Neighbourhood Residential Zone (NRZ) or Commercial 1 Zone (C1Z) controls.

Overlays

Heritage Overlay (HO) precincts dominate, particularly around Studley Park and Kew Junction. The Neighbourhood Character Overlay (NCO) applies broadly across GRZ land. Sites near the Yarra carry LSIO or Floodway Overlay controls requiring hydraulic assessment.

HO High St / Cotham Rd Burke Rd Glenferrie Eastern Fwy Yarra River Kew Junction KEW 3101 GRZ8 NRZ C1Z HO LSIO Schematic only
Figure 1: Planning controls map — Kew (schematic). Zones, overlays and key landmarks. Verify all controls via VicPlan prior to lodgement.
Zone split — Kew suburb
GRZ8 (General Res.)
62%
NRZ (Neighbourhood)
14%
C1Z (Commercial 1)
12%
LSIO (Flood overlay)
8%
HO (Heritage)
4%
Strategic Framework

Plan Melbourne 2017–2050 places Kew in the established metropolitan context with Kew Junction at a Neighbourhood Activity Centre designation. Boroondara’s Residential Neighbourhood Character Study provides a well-documented evidence base actively deployed at VCAT. No Precinct Structure Plans or activity centre structure plans are in place to unlock meaningful uplift in the near term. Boroondara’s Housing Strategy channels growth to activity centre interfaces — not the residential hinterland.

02 Recent Signals from Permit Activity
Typical approved building heights by zone / council (metres)
24m 16m 11m 9m 9m Boroondara GRZ8 16m Kew Jnct C1Z 11m Stonnington GRZ 24m Melbourne City 14m Yarra City
VCAT decisions 2023–24Council planning schemes
Permit activity — Kew precinct 2020–2024
YearApprovedRefusedVCAT Appeals
202042188
2021382210
202244209
2023392412
2024352614
DELWP PPARBoroondara Council
Council attitude: protective and consistent. Boroondara is one of the most active permit-refusal councils in metropolitan Melbourne. Applications pushing beyond two storeys in GRZ8 routinely attract refusal. VCAT appeal rates have risen year-on-year — but developer success rates have declined, with Council’s win rate now above 60% on residential character grounds.
Commercial and mixed-use nodes: more appetite. Permit activity along Kew Junction C1Z and High Street shows Council is more accommodating of mixed-use development where ground-floor retail is retained and built form respects heritage interfaces. Three-to-four storey built form has been permitted at activity centre nodes.
Subdivision: very constrained. Two-lot Torrens title subdivision on standard lots in GRZ8 has been consistently refused where the 35% garden area requirement cannot be met. Near-impossible on lots under 1,000sqm without demonstrated schedule compliance.
03 Likely Issues & Evidence Gaps
ISSUE 01
Heritage — the primary constraint
High
If the site is within or adjacent to an HO precinct or carries an individual HO, this is the first and most resource-intensive issue. A heritage impact assessment by a recognised practitioner is non-negotiable. Council will engage its own advisor. Budget for peer review risk.
ISSUE 02
Neighbourhood character
High
Boroondara’s NCO and character evidence base mean every residential application is assessed against street setbacks, height rhythm, vegetation canopy, and landscaping. An urban context report with photos, measurements, and analysis is essential — generic reports are routinely dismissed at VCAT.
ISSUE 03
Garden area and site coverage
High
GRZ8’s 35% garden area requirement is a hard floor. On many Kew lots this constraint alone determines maximum developable footprint before anything else is considered. Verify lot area and run the numbers before exchange.
ISSUE 04
Tree and vegetation impacts
Medium
Kew has high canopy cover. Council’s Significant Tree Register and any Vegetation Protection Overlay may protect on-site or street trees. An arborist report is likely required. Tree removal applications run parallel to planning permits and can be independently contentious.
ISSUE 05
Traffic and car parking
Medium
For anything beyond single dwellings, a traffic and parking assessment will be required — particularly near Kew Junction. Council scrutinises accessway locations relative to tram routes and arterial traffic management.
ISSUE 06
Flood and drainage
Low
Sites near Gardiner’s Creek or the Yarra floodplain require hydraulic assessment. Even sites not directly in LSIO may have drainage issues given Kew’s topography. Check DELWP flood mapping and Melbourne Water drainage overlays before proceeding.
Key evidence gaps to resolve before lodgement
  • Heritage status of the site and any adjoining contributory buildings
  • Arborist assessment of all trees on and adjacent to the site
  • GRZ8 schedule requirements vs site dimensions (garden area test)
  • Melbourne Water flood mapping check
  • Recent VCAT decisions within 500m for comparable proposals
Indicative planning timeline — contested residential permit (months)
2m 4m 6m 8m 10m 12m 14m 16m+ Pre-app & due diligence Application preparation Statutory notice period Council assessment Decision / permit VCAT (if contested)
04 Plain-English Alignment View
Overall read — Kew, City of Boroondara

Kew is a high-value suburb with strong underlying land economics — but one of the hardest planning environments in metropolitan Melbourne for residential development. Boroondara Council is experienced, well-resourced, and ideologically aligned with its community on protecting neighbourhood character. If you’re expecting a straightforward medium-density play, this is the wrong suburb.

The realistic opportunity sits in two places. First, commercial and mixed-use sites at the Kew Junction or High Street interface — three to four storeys, ground-floor activation, well-designed upper levels — where Council has demonstrated some approval appetite. Second, well-located large lots (900sqm+) with no heritage controls, good street setback depth, and existing vegetation that can be retained. In those situations, a single-dwelling replacement or carefully designed two-dwelling development can get through — but margin is tight once design, reporting, and potential VCAT costs are factored in.

The path of least resistance: engage a senior Boroondara-experienced town planner before exchange, commission heritage and arborist reports immediately, and design to the zone rather than hoping VCAT will rescue an over-reaching scheme. Budget 12–18 months for a contested permit.
Bottom line: Kew rewards patient, well-capitalised developers who do their homework. It punishes those who underestimate Council or cut corners on the evidence base. If the site carries an individual Heritage Overlay, price that risk carefully.
Opportunity summary
Where to focus — Kew
Two realistic development pathways given the planning environment
Pathway 1 — Activity centre / mixed-use
  • Kew Junction C1Z or High Street interface
  • 3–4 storeys with ground-floor retail activation
  • Heritage-sensitive design at precinct edges
  • Council has demonstrated approval appetite here
  • Requires strong urban design narrative
Pathway 2 — Large lot residential
  • Lots 900sqm+ with no individual Heritage Overlay
  • Good street setback depth and retained vegetation
  • Single-dwelling replacement or 2-dwelling max
  • Margin tight — factor design, reports, VCAT costs
  • Engage experienced Boroondara planner before exchange
0A Appendix: Data Sources & Methodology
SourcePublisherDescriptionDate
Vicmap Planning (VMPLAN)Dept of Transport and Planning, VICPlanning scheme zones and overlay controls for all Victorian planning schemes. Updated weekly.April 2025
VicPlan Interactive MapDept of Transport and Planning, VICState-wide map viewer for location-based planning scheme information including zones and overlays.April 2025
Victorian Planning Provisions (VPP)Dept of Transport and PlanningComplete provisions including GRZ Schedule 8 (Boroondara), NRZ, and C1Z controls referenced throughout this brief.Current
Boroondara Planning SchemeCity of BoroondaraHeritage Overlay schedules, Neighbourhood Character Overlay, Design and Development Overlays, and zone schedules.Current
Planning Permit Activity Report (PPAR)DELWP / Dept of Transport and PlanningAnnual and quarterly reporting of planning application data across all Victorian councils.2024
VCAT Planning Decisions DatabaseVictorian Civil and Administrative TribunalRegister of planning decisions at VCAT including outcomes, grounds, and responsible authority positions. Searched for Boroondara/Kew decisions 2019–2024.2019–2024
Boroondara Planning Applications RegisterCity of BoroondaraPermit application register including application categories, decision outcomes, and status within the municipality.2020–2024
Plan Melbourne 2017–2050Dept of Transport and Planning, VICMetropolitan planning strategy providing strategic direction for Melbourne growth, activity centres, and housing policy.2017 (updated 2023)
Boroondara Housing StrategyCity of BoroondaraAdopted housing strategy directing residential growth to activity centre interfaces.2021
Boroondara Residential Neighbourhood Character StudyCity of BoroondaraCharacter study providing neighbourhood profiles for all Boroondara precincts. Frequently cited in VCAT proceedings.2022
ABS SA2 BoundariesAustralian Bureau of StatisticsSA2 geographic boundaries used for demographic analysis and spatial referencing of the Kew area.2021
DELWP Flood Mapping — LSIOMelbourne Water / DELWPLSIO and Floodway Overlay spatial data accessed via data.vic.gov.au for flood risk assessment context.Current
Vicmap PropertyLand Use VictoriaCadastral and property data including lot boundaries, areas, and addresses across Victoria.Current
Methodology notes

This brief draws on publicly available Victorian planning data, VCAT decisions, council planning instruments, and ABS demographic statistics current as at May 2026. Permit activity data is indicative and based on reported council and state government datasets — individual permit records were not independently verified. VCAT outcome trends are derived from published decisions and may not capture all unreported or settled matters. Zoning and overlay information is sourced from Vicmap Planning (weekly update cycle) and should be verified against the current Boroondara Planning Scheme prior to lodgement. Charts and figures are schematic representations for briefing purposes only and do not constitute a formal planning or legal opinion. This brief is not a substitute for advice from a registered planning consultant, heritage advisor, or legal practitioner.

PLACE AU
Development Alignment Brief — Kew, Victoria — May 2026 — For professional use only — not a substitute for formal planning, heritage or legal advice.
placeau.com
Data sources: DELWP, DTP, VCAT, City of Boroondara, ABS — government sources only
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