Victoria's Mid-Rise code: A new era for medium-density housing

What is the Mid-Rise Code?

In March 2026, the Victorian Government introduced a significant planning reform aimed at improving the way medium-density homes are delivered across the state. Known as the Mid-Rise Code, these new planning controls are designed to make it faster, cheaper and easier to build high-quality apartment buildings between four and six storeys in locations close to transport, jobs, services and community facilities. The Code will be operational from 16 April 2026 and represents a step toward a more predictable, design-led planning system that benefits developers, planners, neighbours and future residents alike.

The Mid-Rise Code updates Clause 57 of the residential planning provisions (previously referred to as the Four Storey Apartment Standards) and establishes a clear set of design, amenity and sustainability standards specifically for four- to six-storey apartment buildings. It provides a streamlined ‘deemed to comply’ pathway for developments that meet these standards, meaning that compliant proposals can secure planning approval more quickly and with greater certainty. This reform builds on earlier updates, such as the Townhouse and Low-Rise Code, and aims to combat barriers that have long slowed medium-density housing delivery, such as complicated planning assessments and uncertain outcomes.

Stronger Design Standards at the Core

At its core, the Mid-Rise Code aims to improve apartment design quality, sustainability and liveability. It does this through a suite of robust, measurable standards that help ensure homes are comfortable and well-integrated into their neighbourhood context. Key design standards include:

• Minimum bedroom and living room sizes to ensure apartments feel spacious and functional
• Increased building setbacks to reduce overshadowing and overlooking, enhancing privacy and outdoor amenity
• Appropriate building spacing to ensure natural light reaches living areas and communal spaces
• Well-sized balconies or private gardens to provide meaningful outdoor space for residents
• 10–20% tree canopy cover within developments to support greener streetscapes and reduce urban heat

Out with the "Wedding Cake"

One of the most significant technical changes is the removal of the so-called “wedding cake” setback requirement that forced upper levels of buildings to step back from lower levels. While intended to soften building forms, this rule often led to complicated designs with limited benefits. Under the Mid-Rise Code, simpler building forms are encouraged, which can improve energy performance and reduce construction costs, benefits that ultimately help future residents with ongoing energy bills.

The 'Deemed to Comply' Pathway: A Game Changer

Perhaps the most significant innovation in the Mid-Rise Code is the introduction of a streamlined 'deemed to comply' pathway. If a proposal meets all of the Code's standards, it can receive planning approval more quickly than under traditional assessment pathways, with two major advantages:

• No third-party appeal rights for compliant applications, dramatically reducing uncertainty and delay
• More efficient and predictable planning assessments, reducing costs for developers and the broader system

This approach recognises that the Code itself embeds strong design quality and amenity outcomes, meaning if a proposal meets the standards, the planning assessment does not need to revisit basic questions of design merit.

What the Code Doesn't Change

However, it’s important to note that the Mid-Rise Code only applies to developments that are already permissible under existing zoning controls. Other planning considerations, such as heritage, flood risk, traffic or environmental overlays, will still apply.

Supporting Guidelines: From Compliance to Quality

In addition to the Code itself, planning authorities have released supporting design guidelines that advocate for site-responsive architecture, quality streetscape interfaces, robust landscape design and sustainable performance outcomes.

These guidelines provide practical direction on how to achieve the Code’s objectives in real projects, ensuring buildings are not only compliant on paper but successful in practice. The combined effect of the Mid-Rise Code and its supporting guidance is a shift toward a more predictable, design-driven planning framework that supports outcomes that are attractive, liveable and future-ready.

What This Means for Different Stakeholders

For planners, architects and developers, the Mid-Rise Code offers a clearer, faster and lower-risk pathway for delivering apartment buildings that meet community expectations for amenity, sustainability and neighbourhood fit.

For communities, stronger design standards mean increased housing supply doesn’t come at the cost of liveability, buildings will be greener, better connected to the public realm, and more considerate of existing neighbourhood character.

For future residents, these reforms are about better homes in better places, apartments with good natural light, generous outdoor space, better internal functionality and access to neighbourhood services.

The Mid-Rise Code marks an important milestone in Victorian planning reform. Operational from 16 April 2026, it will help shape a better built environment, one where high-quality homes are delivered more efficiently and sustainably for years to come.

Looking Ahead

The Mid-Rise Code marks an important milestone in Victorian planning reform. Operational from 16 April 2026, it represents a shift toward a more predictable, design-driven planning framework, one where high-quality homes can be delivered more efficiently and sustainably for years to come.

For those working in the development and planning sector, now is the time to get across the Code's standards and understand how the deemed-to-comply pathway can work for your projects.

If you'd like to chat to one of our experts to learn more about this, contact us today.