# Zoning, Planning Overlays & Heritage

> Component slug: `dd-zoning-planning-heritage`. Researched: `2026-05-18T01:45:00Z`. Sources cited: `15`. Token usage: `~38,000`.

## 1. Summary (≤3 sentences)

Zoning and planning overlays are the two-tier regulatory system that constrains highest-and-best-use for any parcel: the zone establishes the baseline permissibility matrix (Section 1/2/3 uses), while overlays layer additional controls that can tighten, extend, or entirely override what the zone allows. Heritage overlays — local (HO, Clause 43.01) and state-level (Victorian Heritage Register; NSW State Heritage Register; QLD Heritage Register) — are the single most consequential constraint on demolition-led upside because demolition of Individually Significant or Contributory buildings is near-impossible to approve and carries 10-year development-ban penalties in Victoria for unlawful demolition. FSR/GFA caps govern bulk; planning permits generally run with the land (not the operator), though time limits and named-operator conditions are exceptions.