维州 Rooming House 规则
Clause 52.23 路径上的每一个数字，连同它出自哪一条条文，写在同一页。这是地址检测背后的规格表 —— 公开出来，是为了让它可以被核对、被引用、被反驳。
在维多利亚州，新建 rooming house 只要同时满足 Victoria Planning Provisions 中 Clause 52.23 的两条，就不需要 planning permit（规划许可）：52.23-2 在 10 个分区免除 use（使用）的许可，52.23-3 在其中 6 个分区免除 buildings and works（建筑与工程）的许可 —— 前提是地块上所有建筑的总楼面面积不超过 300 平方米（不含 outbuildings 附属建筑）、居住人数不超过 12 人、卧室不超过 9 间、每间卧室只能从建筑内部进入、提供共用出入口与包含厨房和起居空间的公共区域，并且在 General 与 Neighbourhood Residential 两个住宅区内保留最小花园面积。本页把每一个数字与它出自的条文或法规并排列出，再补上这条豁免管不到的部分 —— building permit（建筑许可）、NCC Class 1b 分类、运营人牌照、市政注册、最小房间面积与卫生设施配比依然全部适用 —— 并明确指出哪些问题无法从开放数据回答：昆士兰每一个市政 planning scheme 都属于这一类。
- 版本
- 1.0.0
- 核对日期
- 2026-09-19
- 已读取的来源
- Victoria Planning Provisions at the VC313 republication of 18 September 2026, read through planning-schemes.app.planning.vic.gov.au; Building Regulations 2018; Queensland state spatial layers probed live on 19 September 2026.
- 引用格式
- Don, J. (2026). Australian rooming house and small second dwelling rules dataset (Version 1.0.0) [Data set]. DollarBuild — Optima Real Estate Pty Ltd. https://dollarbuild.com.au/data/rooming-house-rules-au.json
- 机器可读（JSON）
- /data/rooming-house-rules-au.json
- 机器可读（Markdown）
- /data/rooming-house-rules-au.md
- 拿一个地址试一下
- 地址检测
两个文件都开放 CORS，任何网站、脚本或 AI agent 都可以直接抓取。依 CC BY 4.0 署名后即可再利用。
Clause 52.23 划定的范围
- 总楼面面积上限
- 300 m² — 计入地块上所有建筑，不含 outbuildings（附属建筑）
- 卧室数上限
- 9
- 居住人数上限
- 12
Clause 52.23-2/-3 counts the total floor area of ALL buildings on the land, measured from the outside of external walls or the centre of party walls, EXCLUDING outbuildings. An attached garage sits inside the external walls and counts; a detached garage, shed or carport is an outbuilding and does not. A retained house on the lot counts. Upper floors count — the measure is floor area, not footprint.
Clause 52.23-2 —— use（使用）
- 条款
- 52.23-2
- 修订
- VC274, 28 February 2025
- 适用分区
- ACZ · CCZ · C1Z · GRZ · HCTZ · MUZ · NRZ · PRZ · RGZ · TZ
- 01地块上所有建筑总楼面面积不超过 300 m²（不含 outbuildings 附属建筑）
- 02居住人数不超过 12 人
- 03卧室不超过 9 间
- 04满足该分区 zone table 的附加条件
Clause 52.23-3 —— buildings and works（建筑与工程）
- 条款
- 52.23-3
- 修订
- VC257, 25 February 2025
- 适用分区
- GRZ · HCTZ · MUZ · NRZ · RGZ · TZ
- 01每间卧室只能从建筑内部进入
- 02提供共用出入口，以及含厨房与起居空间的公共区域
- 03在 GRZ / NRZ 内保留该分区的最小花园面积
分区
use 豁免覆盖 10 个分区，works 豁免只覆盖其中 6 个。落在 works 名单之外时，使用本身可能免许可，建筑仍要申请 —— 这个区别直接决定一块地值不值得做可行性。
| 代码 | 分区 | Use（52.23-2） | Works（52.23-3） | 最小花园面积 |
|---|---|---|---|---|
| ACZ | Activity Centre Zone（活动中心区） | 是 | 否 | 否 |
| C1Z | Commercial 1 Zone（商业 1 区） | 是 | 否 | 否 |
| CCZ | Capital City Zone（首府城市区） | 是 | 否 | 否 |
| GRZ | General Residential Zone（一般住宅区） | 是 | 是 | 是 |
| HCTZ | Housing Choice and Transport Zone（住房选择与交通区） | 是 | 是 | 否 |
| MUZ | Mixed Use Zone（混合用途区） | 是 | 是 | 否 |
| NRZ | Neighbourhood Residential Zone（街区住宅区） | 是 | 是 | 是 |
| PRZ | Precinct Zone（片区专用区） | 是 | 否 | 否 |
| RGZ | Residential Growth Zone（住宅增长区） | 是 | 是 | 否 |
| TZ | Township Zone（乡镇区） | 是 | 是 | 否 |
PRZ is the Precinct Zone (VC274, 28 February 2025). It is NOT 'PZ' — on the Vicmap plan_zone layer PZ is the PORT ZONE, verified 19 September 2026. A rule pack that wrote PZ here would put port land in the use-exemption list.
The Commercial 1 Zone adds its own zone-table condition: any frontage at ground floor level must not exceed 2 metres. A schedule to any zone can add more.
最小花园面积
| 地块面积 | 最小花园面积 |
|---|---|
| 大于 650 m² | 35 % |
| 大于 500 m² | 30 % |
| 不小于 400 m² | 25 % |
Read top down; the first band that matches wins. `overSqm` is a strict lower bound, `atLeastSqm` is inclusive — the ordinance says 25 per cent of a lot of 400 m² to 500 m², 30 per cent of more than 500 m² to 650 m², 35 per cent of more than 650 m². No match (a lot under 400 m²) means no minimum garden area requirement.
Clauses 32.08-4 and 32.09-4 (VC253). Clause 73.01 defines garden area as any area on the lot with a minimum dimension of 1 metre that is not the building (eaves to 600 mm, pergolas, unroofed decks under 800 mm and outbuildings up to 10 m² are forgiven), not a driveway, and not an area set aside for car parking. The requirement applies to lots above 400 m²; Building Regulations 2018 reg 76A repeats the same percentages at building-permit stage.
选址与退界 —— Building Regulations 2018
- 建筑覆盖率上限
- 60 %
- 可透水面最低比例
- 20 %
- 侧界与后界最小退让
- 1 m — 适用于高度不超过 3.6 m 的墙体
Building Regulations 2018 reg 76(2) — buildings must not occupy more than 60 per cent of the allotment unless a zone schedule states otherwise; reg 77(2) requires at least 20 per cent permeable surface; Table 79 requires a 1 metre side and rear setback for walls up to 3.6 metres high. Reg 68 applies Part 5 siting wherever no planning permit regulates the matter — which is the whole point of relying on Clause 52.23.
停车位
- 配比
- 每间卧室 0.25 个车位，余数down舍
- 9 间卧室的 rooming house
- 2 个车位
- 其中无障碍车位
- 1 个车位
Clause 52.06-5 Table 1 (VC311, 9 June 2026) — 0.25 spaces per bedroom on Category 1 and 2 land, fractions rounded down: 9 bedrooms gives 2 spaces. NCC Volume One D4D6(2) then takes 2 × (1 accessible bedroom ÷ 9) = 0.22 up to the next whole figure, so one of the two must be an accessible space. Building Regulations 2018 reg 78 reaches the same count of two.
各 overlay 对豁免的影响
overlay（覆盖区）是独立的控制层，有自己的许可触发条件，Clause 52.23 管不到它。small second dwelling（小型第二住宅）在 Clauses 43.01-3、43.02-2、43.05-2 下享有的「高度不超过 5 米 + 低调色系即可免许可」的例外，只写给那一种用途，对 rooming house 从不适用 —— 所以这里 Heritage、Design and Development、Neighbourhood Character 三个 overlay 的评级比 granny flat 场景严格。
- block
- 需要许可，且在主管机构表态之前通常按排除处理
- permit
- 需要 planning permit——该 overlay 对 rooming house 取消了 Clause 52.23-3 的豁免
- caution
- 可能附加条件、转介或设计限制，但不取消豁免
- info
- 属于费用或与既定规划相符的事项，本身不触发许可
| 代码 | Overlay（覆盖区） | 影响 | 条款 |
|---|---|---|---|
| FO | Floodway Overlay（行洪道覆盖区） | block | 44.03 |
| PAO | Public Acquisition Overlay（公共征收覆盖区） | block | 45.01 |
| RFO | Rural Floodway Overlay（乡村行洪道覆盖区） | block | 44.09 |
| BAO | Buffer Area Overlay（缓冲区覆盖区） | permit | 44.08 |
| BMO | Bushfire Management Overlay（山火管理覆盖区） | permit | 44.06 |
| DDO | Design and Development Overlay（设计与开发覆盖区） | permit | 43.02 |
| EAO | Environmental Audit Overlay（环境审计覆盖区） | permit | 45.03 |
| EMO | Erosion Management Overlay（侵蚀管理覆盖区） | permit | 44.01 |
| ESO | Environmental Significance Overlay（环境重要性覆盖区） | permit | 42.01 |
| HO | Heritage Overlay（遗产保护覆盖区） | permit | 43.01 |
| LSIO | Land Subject to Inundation Overlay（洪泛淹没覆盖区） | permit | 44.04 |
| NCO | Neighbourhood Character Overlay（社区风貌覆盖区） | permit | 43.05 |
| RO | Restructure Overlay（地块重组覆盖区） | permit | 45.05 |
| SBO | Special Building Overlay（特殊建筑覆盖区） | permit | 44.05 |
| SCO | Specific Controls Overlay（专项管控覆盖区） | permit | 45.12 |
| SLO | Significant Landscape Overlay（重要景观覆盖区） | permit | 42.03 |
| SMO | Salinity Management Overlay（盐渍化管理覆盖区） | permit | 44.02 |
| AEO | Airport Environs Overlay（机场周边覆盖区） | caution | 45.02 |
| BFO | Built Form Overlay（建筑形态覆盖区） | caution | 43.06 |
| CLPO | City Link Project Overlay（City Link 工程覆盖区） | caution | 45.07 |
| MAEO | Melbourne Airport Environs Overlay（墨尔本机场周边覆盖区） | caution | 45.08 |
| PO | Parking Overlay（停车覆盖区） | caution | 45.09 |
| PSB | Protected Settlement Boundary（受保护聚落边界） | caution | 45.13 |
| RXO | Road Closure Overlay（道路封闭覆盖区） | caution | 45.04 |
| SRO | State Resource Overlay（州级资源覆盖区） | caution | 44.07 |
| VPO | Vegetation Protection Overlay（植被保护覆盖区） | caution | 42.02 |
| DCPO | Development Contributions Plan Overlay（开发贡献金覆盖区） | info | 45.06 |
| DPO | Development Plan Overlay（开发规划覆盖区） | info | 43.04 |
| ICO | Infrastructure Contributions Overlay（基础设施贡献金覆盖区） | info | 45.11 |
| ICPO | Infrastructure Contributions Plan Overlay（基础设施贡献金规划覆盖区） | info | 45.10 |
| IPO | Incorporated Plan Overlay（并入规划覆盖区） | info | 43.03 |
Clause 52.23 管不到的部分
Clause 52.23 removes a PLANNING permit only. A building permit and occupancy permit are always required (Building Act 1993 ss 16, 39), the building is NCC Class 1b, the operator needs a Business Licensing Authority licence (Rooming House Operators Act 2016 s 7), the premises must be registered with the council as prescribed accommodation (Public Health and Wellbeing Act 2008 s 67), no bedroom may be smaller than 7.5 m² (Prescribed Accommodation Regulations 2020 reg 11(2)) and there must be one toilet, one bath or shower and one wash basin per 10 residents (reg 20). A restrictive covenant or a Section 173 agreement on title is checked on the certificate of title, not on the planning map.
共用设施认定
把 Clause 52.23 的数字全部满足，并不等于这栋建筑就是 rooming house。当住户可以完全依赖各自房内的私人设施生活时，VCAT 做过相反的认定。
Studio Homes Victoria Pty Ltd v Brimbank CC [2022] VCAT 1371 — nine studios with private kitchenettes met every number in Clause 52.23 and were still held not to be a rooming house, because residents could rely exclusively on private facilities. An ensuite does not have that effect; a per-room kitchenette does.
昆士兰
Queensland has NO statewide equivalent of Clause 52.23. Rooming accommodation is defined by the Planning Regulation 2017 and then assessed against the LOCAL planning scheme, whose zone tables, overlays and acceptable outcomes are not reachable from a browser. This screen therefore never returns an eligible verdict in Queensland: it reports the state layers that did answer and says plainly that the council scheme decides. Never imply a council overlay was checked.
昆士兰市政 planning scheme 并未以可查询的服务形式发布。任何声称「已查过昆士兰某市政 overlay」的答案都是错的 —— 包括我们自己的，这正是地址检测在昆士兰从不给出「符合」结论的原因。
| 代码 | 图层 | 影响 | 依据 |
|---|---|---|---|
| ASS | 酸性硫酸盐土壤触发区（State Planning Policy） | caution | State Planning Policy — acid sulfate soils trigger area |
| HER | Queensland Heritage Register 登录场所 | permit | Queensland Heritage Register (Queensland Heritage Act 1992) |
| COASTAL | 海岸侵蚀易发区 | permit | Coastal Protection and Management Act 1995 — erosion prone area |
源头登记
以下每一条都是上文数字所出自的法规原文。保留英文，是因为翻译过的条文不再是条文 —— 列在这里是为了让我们的读法可以被核对，而不是被信任。
- Clause 52.23
- Victoria Planning Provisions Clause 52.23 Rooming house. 52.23-2 removes the zone permit for the USE in ten zones (VC274, 28 February 2025) where the zone-table condition is met, the total floor area of all buildings on the land does not exceed 300 m² excluding outbuildings, no more than 12 persons are accommodated and no more than 9 bedrooms are provided. 52.23-3 removes the permit for BUILDINGS AND WORKS in six of those zones on the same 300 m² and 9-bedroom limits, provided every bedroom is accessed only from within the building, shared entry facilities and common areas including a kitchen and living area are provided, and the zone's minimum garden area is kept in the General or Neighbourhood Residential Zone (VC257, 25 February 2025).
- 共用设施（VCAT 判例）
- Studio Homes Victoria Pty Ltd v Brimbank CC [2022] VCAT 1371 — nine studios with private kitchenettes met every number in Clause 52.23 and were still held not to be a rooming house, because residents could rely exclusively on private facilities. An ensuite does not have that effect; a per-room kitchenette does.
- 最小花园面积
- Clauses 32.08-4 and 32.09-4 (minimum garden area 25 / 30 / 35 per cent) with the Clause 73.01 definition; Building Regulations 2018 reg 76A repeats it at building-permit stage.
- 选址与退界
- Building Regulations 2018 reg 76(2) — buildings must not occupy more than 60 per cent of the allotment unless a zone schedule states otherwise; reg 77(2) requires at least 20 per cent permeable surface; Table 79 requires a 1 metre side and rear setback for walls up to 3.6 metres high. Reg 68 applies Part 5 siting wherever no planning permit regulates the matter — which is the whole point of relying on Clause 52.23.
- Overlay 覆盖区
- An overlay is a separate control with its own permit trigger and Clause 52.23 does not touch it. The 5-metre, muted-tones carve-out in Clauses 43.01-3 (Heritage), 43.02-2 (Design and Development) and 43.05-2 (Neighbourhood Character) is written for a small second dwelling only and never applies to a rooming house.
- 停车位
- Clause 52.06-5 Table 1 (VC311, 9 June 2026) — 0.25 spaces per bedroom on Category 1 and 2 land, fractions rounded down: 9 bedrooms gives 2 spaces. NCC Volume One D4D6(2) then takes 2 × (1 accessible bedroom ÷ 9) = 0.22 up to the next whole figure, so one of the two must be an accessible space. Building Regulations 2018 reg 78 reaches the same count of two.
- 规划之外
- Clause 52.23 removes a PLANNING permit only. A building permit and occupancy permit are always required (Building Act 1993 ss 16, 39), the building is NCC Class 1b, the operator needs a Business Licensing Authority licence (Rooming House Operators Act 2016 s 7), the premises must be registered with the council as prescribed accommodation (Public Health and Wellbeing Act 2008 s 67), no bedroom may be smaller than 7.5 m² (Prescribed Accommodation Regulations 2020 reg 11(2)) and there must be one toilet, one bath or shower and one wash basin per 10 residents (reg 20). A restrictive covenant or a Section 173 agreement on title is checked on the certificate of title, not on the planning map.
- 定义
- Planning Regulation 2017 (Qld) schedule 24 — 'rooming accommodation' is a residential use of premises for accommodation where each resident has a right to occupy one or more rooms and does not have a right to occupy the whole; it is a separate defined use from a dwelling house and a secondary dwelling.
- 评估路径
- Whether rooming accommodation is accepted, code assessable or impact assessable, and what it must provide, is set by the LOCAL categorising instrument — the council's planning scheme. It varies by council and by zone, and it is not published as a browser-queryable spatial service.
- 选址与退界
- Queensland Development Code MP 1.2 (lots 450 m² and over) — side and rear setback at least 1.5 m for walls up to 4.5 m mean height, 6 m to the road, site cover 50 per cent. MP 1.1 applies below 450 m². The Queensland Housing Code chapters published 14 August 2026 replace these only in councils that adopt them during the 1 September 2026 – 1 September 2029 transition.
- 建筑法
- Building Act 1975 and the NCC apply as they do in Victoria: a building of this size and occupancy is Class 1b or Class 3 depending on floor area and resident numbers, and the classification is the building certifier's.
Victoria Planning Provisions 的在线查阅系统用一串数字编号定位每一条条款，每次 republication 都会变。下表为核对日期当天的现行编号；旧编号会返回「Ordinance was not found」。
| 条款 | 条文编号 | 打开 |
|---|---|---|
| 3203 | 20769560 | VPP |
| 5206 | 20770190 | VPP |
| 5223 | 20770315 | VPP |
| 7301 | 20770858 | VPP |
| 7303 | 20770860 | VPP |
| 5223-2 | 20770317 | VPP |
| 5223-3 | 20770318 | VPP |
| 3208-2 | 20769620 | VPP |
| 3208-4 | 20769622 | VPP |
| 3209-4 | 20769639 | VPP |
| 3208-7 | 20769625 | VPP |
Current VC313-republication ordinance IDs, read 19 September 2026. The 20468xxx IDs used on the group's older pages are stale and the viewer answers 'Ordinance was not found'.
General information compiled from the primary instruments named on each record, read on the verification date shown. Not legal, planning, building or financial advice. Planning schemes, the Building Regulations and the Queensland Development Code are amended frequently, and a schedule to a zone or overlay can vary a figure for one council — verify the current instrument for the specific lot before relying on it. Where a control could not be read from the issuing body's own document — every Queensland local planning scheme, which is not published as a queryable service — the record says so rather than carrying a guess.