Planning 101
Town Planning Process Explained
How do I get a Town Planning Permit and what is the planning process in Victoria?
This is one of the most common questions we get asked by clients.
Whether you’re looking to build, renovate, extend or develop your property you may require a planning permit.
Here we have outlined the basic process involved (in Victoria) in achieving that elusive permit. Alternatively, scroll to the bottom to find a summarized infographic of the process.
1. Determine if you need a Planning Permit
Each individual property has its own set of planning controls, to find out which controls apply to your site (in Victoria) you can visit www.land.vic.gov.au or call/visit your local Council’s Planning department to discuss your plans. Alternatively you can speak to your Building Designer/Architect to find out if you require a planning permit. This way you can ensure that what you’re proposing seems reasonable & identify any issues from the get-go.
Getting the right professional advice at the beginning will help develop your ideas so you meet both Council’s expectations and your objectives. It’s important to make sure the planning professional you choose to work with has the right experience before you engage them as you’ll be relying on their support & expertise for the whole duration of the planning application process.
It’s also a good idea to have a chat to your neighbours about your plans to gauge how they feel about them. This often saves a lot of time later down the track if small changes can be made to address their concerns early on.
2. Prepare the application
Councils often have their own specific requirements and checklists so it’s important you check with your Building Designer/Architect that you have all the right information when preparing your planning application. For example, if you’re looking to extend your home which involves the removal of a large tree, you may require an Arborist report to determine if the tree is worthy of retention.
Your designer will assess your plans against the Planning controls, zoning & neighbourhood character & work on a design that suits your needs, budget & time-frame.
Outside of the architectural drawings, you may also need the support of other consultants such as; Land Surveyor, Landscape Designer, Traffic Engineer & Civil Drainage Engineer to provide additional drawings or information. Its best you ask your Building Designer/Architect to communicate directly with the Consultants as they may have established contacts & will be required to collaborate on your application.
3. Submit the application
To ensure that your application can be processed quickly & efficiently, it’s essential that all the relevant information is submitted to the Council for assessment together. The information you’ll need to include will vary depending on what you’re seeking a permit for, however typically you will require a copy of title, planning application form, lodgement fee, estimated cost of works & drawings of the proposed works.
Currently in Victoria, for applications where the cost of development exceeds $1,052,000, you’ll be required to pay a Metropolitan Planning Levy to the State Revenue Office, the payment amount is calculated based on a percentage of the construction cost of development. The certificate will be submitted as part of your planning application.
4. Council assessment
A Council Planning Officer will be assigned to your application, they’ll assess the proposal, request further information & refer the plans off to other departments such as engineering, landscaping, heritage or external agencies such as Melbourne Water or Vicroads for comment if required.
During the assessment period, Council may raise concerns/issues or request further information with the proposed designs. You will have an opportunity to amend the plans if required in response to Council’s request for information (RFI) Speak with your designer for their advice & options.
5. Public notification (Advertising)
If your planning permit application involves use or development of land that affects other houses, units or businesses, your application may be advertised. Depending on the type of application, advertising may be direct mail notification, on-site signage or advertisements in the local newspaper. Generally, the advertising period must be carried out for 14 consecutive days, during which a person may make a submission in support or objection to the proposed permit application. If there are a number of objectors, Council may decide to hold a consultation meeting for the permit applicant & objectors to see if mutually agreeable solutions can be found.
6. Decision is issued
Upon completion of the advertising period, the Council Planning Officer then prepares a report which makes a recommendation for approval/refusal to grant a planning permit. This report will be read by a senior council planner or a Development Approvals Panel/Committee and they will make the final decision.
Approval: if there are no objections & Council wants to approve the application, a planning permit is issued immediately with conditions.
Notice of Decision, Approval: If there are objections & Council wants to approve the application, they must issue a Notice of Decision to Grant a Permit. All objectors will be sent this notification and have 21 days to lodge an application to appeal at VCAT. If no such appeals are lodged with VCAT, Council will issue a planning permit with conditions.
Refusal: Council can decide to refuse a planning permit even if there were no objectors. They will issue a Notice of Decision to Refuse a Permit along with a letter detailing their reasons. If you wish to challenge the refusal you have 60 days to apply for a review at the Victoria Civil and Administrative Tribunal (VCAT). It’s best to seek a Private Town Planner for private representation at VCAT to maximise your chance of success.
You may also check our blogpost on How long does the Planning Permit Process take. For more questions, book a discovery call with us. We look forward to hearing about your project!
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