Preston Activity Centre

Preston Activity Centre is set to become a vibrant, greener centre now Council's draft structure plan has been introduced by the State Government’s Activity Centre Program.

New planning controls introduced by the State

Amendment GC252 introduces new planning controls for the Preston (High Street) Activity Centre to support 10,200 new homes as part of the Victorian Government’s pilot Activity Centre Program.

The state's new planning controls align with Council's draft Preston Central Structure Plan for the core of the centre.

In the surrounding area, a new zone allows more intensive development of townhouses and lower-rise apartments.

State Government's program

Following the Victorian Government's Housing Statement in late 2023, the Department of Transport and Planning (DTP) led the planning for the Centre. After two phases of community consultation in April and September 2024, the Victorian Government introduced new planning rules for the Centre on April 11, 2025. These include:

1. Activity Centre Zone (ACZ): Encourages a mix of uses consistent with Council preferred land use controls.
2. Built Form Overlay (BFO): Implements suite of mandatory and discretionary design controls consistent with Council's structure plan which will create a greener centre that incorporates landscaping and passive design in new development.
3. Housing Choice and Transport Zone (HCTZ): Encourages increased density on larger sites and consolidated lots in residential areas 800 metres from the commercial core.

Council’s role and advocacy

Council’s prior work and advocacy have played a key role in shaping the state-led Activity Centre Plan. Key contributions include:

• Draft Preston Central Structure Plan and Planning Controls: Endorsed at a Council meeting on December 18, 2023, following two rounds of community consultation.
• Advocacy to the State Government: Two submissions that advocated for transparency and engagement, alignment with Council's draft Preston Central Structure Plan, delivery of more homes good quality affordable and social housing, and funding for new and improved community infrastructure.
• Revised housing target for the Centre: Planning for at least 10,200 new homes (reduced from 15,300 in the consultation version). Council planned for 6,800 homes in the High Street core only.

Further controls are planned

Starting in 2027, the state government will implement a new infrastructure contributions system to fund local improvements such as roads and footpaths, public transport, parks and open spaces, and community and recreation facilities.

Other Council projects for the Centre

The High Street Preston Streetscape Upgrade planning is underway. This will involve a complete road reconstruction, including replacing the old road base, upgrading the kerbs, and installing new footpaths.

New Planning Rules for Preston (High Street) Activity Centre

The Victorian Government has introduced new planning rules for the Preston Activity Centre through Amendment GC252 on April 11, 2025. These rules implement Darebin’s Preston Central Structure Plan, along with other State-led changes and include:

1. Activity Centre Zone (ACZ): Rezones the Priority Development Zone to Activity Centre Zone and encourages a mix of uses in the commercial core including vertical zoning in some precincts.
2. Built Form Overlay (BFO): Implements Council’s preferred built form framework including:
   1. Mandatory Floor Area Ratio and site coverage controls to ensure new developments follow good design principles.
   2. Building heights ranging from 4 to 10 storeys in the commercial spine.
   3. Design rules requiring more space for landscaping and canopy trees.
   4. Mandatory protections to prevent overshadowing of Preston City Oval and key public realm.
   5. Street wall heights and setbacks to create safer, pedestrian-friendly streets and suitable transitions with surrounding residential areas.
3. Housing Choice and Transport Zone (HCTZ): encourages developments 4 storeys, or 6 storeys on larger sites and outer catchment up to 3 storeys, or 4 storeys on larger or consolidated sites (see map below).

Map of Activity Centre core and catchment areas (Source: DTP, 2025)

Council's strategic planning for Preston Central

Stage 1 (2018): Community feedback helped shape the draft Vision for Future Preston.

Stage 2 (2022): We asked for more community input on the draft Vision and key documents including the Built Form Framework and Land Use and Urban Design Papers.

Stage 3 (2023): Using this feedback, we created a draft Preston Central Structure Plan 2023 and new planning controls. This plan outlines the vision and strategy for the area and includes over 30 actions for the short, mid, and long term. It forms the basis for the proposed Amendment C218dare to the Darebin Planning Scheme.

Stage 4 (2024-5): We advocated to the State Government's Activity Centre Program through submissions to ensure the new planning controls align with our community's vision and priorities included in the structure plan.

Map of activity centre (Source: Council's draft Preston Central Structure Plan, 2023)

What else is happening now?

The Victorian Government will soon start consulting with the community in planning for two new train and tram zone centres in Thornbury (High Street and St Georges Road) region from April/May.