Navigating Permits and Planning
Navigating Permits and Planning
Before you can build, you need permission — and knowing which permission matters most is where most people get stuck. Between planning permits, building permits, overlays, report and consent, and council objections, it’s easy to miss something that costs you months. This guide breaks down how it all works and helps you spot problems before they stop your build.
Because building shouldn't feel risky.
“Whatever it is, the way you tell your story online can make all the difference.”
Do You Actually Need a Planning Permit?
Not every new build or renovation requires a planning permit. But when you do need one — and don’t know it — the delays can hit hard.
A planning permit is usually required when your build affects the broader neighbourhood or goes beyond basic zoning allowances. Some examples include:
- Subdividing land
- Constructing two or more dwellings on a block
- Working on land with overlays (like heritage or vegetation)
- Building outside typical setback requirements
- Changing the land use (e.g. turning a house into a medical practice)
On the other hand, many single dwelling builds and renovations do not require a planning permit — especially if you comply with all zoning and ResCode standards.
Guardian Tip: Do not rely on guesswork or what your neighbour did. Call your local council or check the planning property report online. Finding out whether a planning permit is required is step one — and missing it can cost you months later.
“Whatever it is, the way you tell your story online can make all the difference.”
Understanding the Planning Permit Process
If your project requires a planning permit, knowing the process upfront will help you avoid major setbacks later. This is a council-run process that can take several months — even if everything goes smoothly.
Here’s a simplified breakdown of how the planning permit process works:
- Step 1: Research the zoning and overlays on your property
- Step 2: Attend a pre-application meeting with council (optional, but often recommended)
- Step 3: Submit your formal application with detailed plans and reports
- Step 4: Council assesses the application against planning policies
- Step 5: Public notification may be required (notice to neighbours)
- Step 6: Objections may be raised and assessed
- Step 7: Council either approves the permit with conditions, or refuses the application
Even if your design is well-prepared, delays can come from incomplete documents, internal referrals, public objections, or lack of responsiveness.
Guardian Tip: The most common delays come from poor documentation and slow follow-up. Work with someone who has council experience and can keep the process moving. Planning is not just about getting a yes — it’s about getting it in time to keep your build on track.
“Whatever it is, the way you tell your story online can make all the difference.”
The Role of Town Planners
A town planner is not the same as a building designer or architect. Their job is to help you navigate council policy — especially if your project is pushing outside the usual rules.
Town planners are specialists in planning policy, zoning laws, overlays, and permit pathways. They know what councils want to see, how to justify a variation, and how to package an application to increase your chance of success.
You might engage a town planner if:
- Your design doesn’t fully comply with zoning or ResCode
- You’re building in a heritage or vegetation overlay
- You want help writing the planning report or justifying a setback variation
- You need someone to manage the submission, objections, and response process
A good planner can mean the difference between a fast permit with minimal changes — or a costly delay with major redesigns.
Guardian Tip: If you think your project might be pushing boundaries, speak to a town planner before you lodge anything with council. You’ll save yourself time, stress, and potentially thousands in redraw fees or delays.
“Whatever it is, the way you tell your story online can make all the difference.”
Costs Involved in Town Planning
Planning is one of the most unpredictable stages of the pre-construction process — and the same goes for the cost.
Town planners, planning reports, application fees, and council contributions can vary widely depending on your block, design, and location. There’s no standard price, and it’s common for clients to be caught off guard.
As a guide, here’s what to expect:
- Initial consultation: $150 to $300
- Planning report and justification letter: $1,000 to $3,000
- Full permit management: $3,000 to $10,000 depending on complexity
- Council application fee: Usually $1,000 to $2,500 for single dwellings
- Public notification costs: Additional $300 to $1,000 if applicable
Prices vary due to local policies, permit complexity, the experience level of your consultant, and how much back-and-forth is required with council.
Guardian Tip: Before you agree to anything, ask for a clear fee proposal. Make sure it includes what’s covered, what’s excluded, and whether you’ll be charged hourly for any rework or council follow-up. Planning is rarely one-and-done — make sure your consultant is pricing for reality, not best case.
“Whatever it is, the way you tell your story online can make all the difference.”
Common Pitfalls and How to Avoid Them
Most planning delays don’t come from council — they come from what wasn’t done properly at your end. Incomplete paperwork, unclear plans, or missing reports can all slow the process dramatically.
Here are the most common mistakes clients make:
- Submitting incomplete or poorly prepared applications
- Assuming a planning permit isn’t required without checking
- Overlooking site-specific restrictions like overlays or covenants
- Ignoring local policies or design guidelines
- Not responding to council requests in time
- Waiting too long to engage a planner or consultant
The difference between a smooth process and a six-month delay is usually in the preparation. And the worst part — most delays happen after you’ve already emotionally committed to the build.
Guardian Tip: Slow everything down up front so you can speed everything up later. Make sure your plans are complete, compliant, and council-ready. If you’re unsure, don’t submit — fix it first. Fixing it after submission costs you far more in time and changes.
“Whatever it is, the way you tell your story online can make all the difference.”
Understanding Council Requirements
Every council has its own rules, its own triggers, and its own pain points. What works in one area may be completely rejected in another — even with the same design.
Understanding how your council operates will give you a massive edge. You’ll know what to expect, what to watch out for, and how to avoid rework or refusal.
The key things to review:
- Zoning: This sets the foundation for what you can build on the land
- Overlays: These include heritage, vegetation, flood risk, bushfire and more — and they often come with extra requirements
- Local Planning Policies: Specific design expectations, height limits, privacy controls, or architectural themes
- Referral Authorities: Some applications are sent to external bodies (like Melbourne Water or CFA) for extra approval
Your builder or draftsperson may only give you the basics. If you want to get ahead of it, request a copy of your full planning report or zoning certificate.
Guardian Tip: Don’t assume your builder has checked everything. Ask what overlays are on your land, what restrictions apply, and whether any local council policies could block your build. If your builder shrugs — get someone else to check.
“Whatever it is, the way you tell your story online can make all the difference.”
Navigating Objections and Appeals
When a planning application goes to public notice, neighbours and community members have a chance to object. And if they do, it can slow your build — or force changes you weren’t expecting.
Objections don’t automatically mean rejection. But they do trigger additional steps and scrutiny from council, and in some cases, a formal mediation process.
What people commonly object to:
- Privacy and overlooking concerns
- Loss of daylight or overshadowing
- Traffic and parking impact
- Out-of-character design or overdevelopment
- Tree removal or disruption to vegetation
If your application is refused — or you don’t agree with council’s decision — you have the right to appeal to VCAT (the Victorian Civil and Administrative Tribunal). This can take months and adds cost, time, and risk to your project.
Guardian Tip: If your design pushes boundaries, consider engaging with neighbours before your application is lodged. A casual conversation can go a long way. If you do receive objections, respond with facts and options — not emotion. It’s not personal. It’s policy.
“Whatever it is, the way you tell your story online can make all the difference.”
Post-Approval Considerations
Getting a planning permit isn’t the finish line — it’s a green light with strings attached. The real work begins after approval, when you need to meet the conditions and move toward a building permit.
Every planning permit comes with conditions. These might include:
- Amending your plans to satisfy council feedback
- Preparing landscape plans or reports
- Installing privacy screens or fences
- Managing tree protection zones
- Getting additional external authority approvals
In most cases, these must be addressed before a building permit can be issued — and definitely before construction can begin.
Keep in mind:
- Planning permits have an expiry date — usually one or two years
- Changes to approved plans often require council consent
- If you delay too long, your permit can lapse and you may need to reapply
Guardian Tip: As soon as your permit is approved, review the conditions line by line. Ask your builder or planner what needs to happen before a building permit can be lodged. Permit expiry and missed conditions are avoidable mistakes — but they’re very common when people move too fast.
“Whatever it is, the way you tell your story online can make all the difference.”
Understanding Report and Consent
Even if your project doesn’t need a planning permit, you might still need Report and Consent. This is a separate approval process that deals with how your design complies with building regulations.
Report and Consent is required when your design breaches specific ResCode rules or other building regulations — usually around:
- Building too close to the boundary
- Exceeding maximum building height
- Overhanging eaves near easements
- Breaching site coverage or open space requirements
This is assessed by your local council’s building department — not the planning team. If triggered, it must be approved before you can get a building permit.
The process usually takes six to twelve weeks, depending on how early it’s flagged, the quality of documentation, and whether external referrals (like water authorities) are needed.
Guardian Tip: Ask your builder or draftsperson early — does this design trigger Report and Consent? If they only discover it late in the process, it can delay your site start by months. This is one of the biggest sources of pre-build delays — and one of the easiest to avoid if flagged early.
“Whatever it is, the way you tell your story online can make all the difference.”
What’s the Difference Between Planning and Building Permits?
These two permits are often confused — but they do very different things, and you might need one, both, or neither depending on your build.
A planning permit is about what you want to build. It looks at whether the use, location, and external impact of your proposal fit the council’s local planning scheme.
A building permit is about how it will be built. It checks structural safety, code compliance, and construction detail — and is issued by a private or council building surveyor.
You can have one without the other:
- Some projects need planning but not building (like changes to land use or signage)
- Others need building but not planning (like a compliant extension in a standard zone)
- Some need both — and that’s where most clients get caught out
In most residential builds, you’ll need planning first. Only once those conditions are met can you apply for a building permit and prepare for construction.
Guardian Tip: Never assume. Ask your builder — have we confirmed which permits we need? If you’re told “we’ll sort it later,” push for clarity. Getting the sequence wrong is one of the fastest ways to delay your site start.
“Whatever it is, the way you tell your story online can make all the difference.”
How Neighbours Can Affect Your Build
Whether you’re going through planning or applying for Report and Consent, your neighbours might get a say in what you build. And if they object, it can delay your approval — or force you to redesign.
Council is required to notify neighbours if your proposal might affect them. This includes overlooking, overshadowing, boundary walls, or exceeding height limits. In some cases, objections can trigger a mediation or even escalate to VCAT.
Most neighbours object because they’re surprised — not because they’re unreasonable. Simple design tweaks or a heads-up conversation can prevent objections altogether.
What neighbours can object to:
- Loss of privacy or overshadowing from upper floors
- Visual bulk or boundary walls too close
- Noisy or commercial land use near residential zones
- Loss of trees or local character
- Views being blocked (in limited zones)
Guardian Tip: If your design is pushing limits, engage your neighbours early — before council does. A conversation now can save you months later. If objections are raised, stay calm and respond with facts. The goal isn’t to win — it’s to solve the issue and keep your build moving.
“Whatever it is, the way you tell your story online can make all the difference.”
Can I Build While Waiting for Planning or Report and Consent?
This is a common question — especially from clients eager to get started after contract signing.
The short answer is no. You can’t begin construction until all required permits and approvals are granted. That includes planning permits, report and consent, and of course, the final building permit.
But that doesn’t mean you have to sit idle.
While waiting for council, there are productive things your builder or consultant can do:
- Progress your working drawings
- Finalise engineering and energy reports
- Lock in selections for colours, fixtures, and electrical layout
- Prepare tender documentation
- Book your site survey and soil test
A smart builder will keep moving in parallel so that once approval comes through, you’re not starting from scratch.
Guardian Tip: Ask your builder what’s being done while you wait. If nothing is happening, you’re losing time. Even if council is slow, your file shouldn’t be. Momentum matters — and a builder who knows how to manage both timelines is worth their weight.
“Whatever it is, the way you tell your story online can make all the difference.”
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“Whatever it is, the way you tell your story online can make all the difference.”
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