Planning permits in Melbourne: what to expect
When you need a planning permit, how the process works, and how to keep it moving.
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Whether you need a planning permit depends on your property's zone, any overlays and what you're proposing. If you do, council assesses the design, neighbours may be notified, and a decision follows. A planning permit is separate from a building permit, and you'll usually need both before construction starts.
Planning permit or building permit?
They're often confused, but they do different jobs:
- A planning permit comes from council and deals with land use and how the design fits its setting: height, setbacks, overlooking, overshadowing and neighbourhood character.
- A building permit comes from a building surveyor and deals with construction: structure, safety, energy and compliance with the building regulations.
Most projects need a building permit. Whether you also need a planning permit depends on the site and the work.
When you're likely to need one
It depends on your property's zone, any overlays and what you're proposing. A permit is commonly needed when:
- the property is under a Heritage Overlay or another overlay that controls building works
- you're building more than one dwelling on the lot, such as townhouses or a dual occupancy
- the lot is small, or the zone's rules on height, setbacks or site coverage are triggered
We check the controls for your site early, so you know before design goes too far.
How the process works
- Application: drawings, a planning report and any supporting documents are lodged with council.
- Further information: council may ask for more detail or changes before assessing it.
- Notice: neighbours may be notified and given the chance to comment or object.
- Decision: council issues a permit, often with conditions, or refuses it. Either side can seek a review at VCAT.
How long it takes
Council has a 60-day statutory timeframe, but the clock pauses for requests for further information and for notice, so most applications take longer in practice. Simple applications may qualify for VicSmart, a faster stream for straightforward matters.
How to keep it moving
- Design to the controls: a scheme that meets the planning standards from the start is easier to support
- Talk to neighbours early: a heads-up often avoids objections later
- Lodge a complete application: fewer requests for information means fewer delays
Questions we're often asked
Can I start building while the permit is assessed?
No. You'll need both the planning permit, if one is required, and the building permit before work starts.
Do you manage the application?
Yes. We prepare and lodge the application, coordinate any reports and respond to council on your behalf.
Considering a project?
We take on a small number of new homes and renovations each year.
Share your vision
Tell us about your project, what you have in mind and when you'd like to begin. Every project starts with a conversation.