The More You Know: Surprising Facts That Influence Building Approvals
Navigating the planning permit process can feel like sailing without a compass. And even if you manage to find your way out of the complex maze of council regulations, applications, and approvals, a positive outcome is not always guaranteed.
The solution? Consider outsourcing the entire process to a professional company that can ensure compliance with regulations and increase your chances of obtaining a town planning permit. There are some surprising factors that shape development decisions, some less obvious than you think. That’s why it’s wiser to leave the intricacies of town planning to the professionals.
Otherwise, you may find yourself flabbergasted by the fact that:
Your Neighbours Get a Say
… And it’s not just another noise complaint. The town planning process goes beyond immediate neighbours. The Council’s Planning Department considers the impact on the entire neighbourhood character, meaning your project should aesthetically fit the existing streetscape and architecture. For instance, if you’re planning on building an ultra-modern structure in a historic suburb, your application might be rejected.
The Public is a Part of the Planning System
The Public Notification process allows neighbours and other interested parties to comment on your application. While objections can be addressed and mitigated, a strong community opposition can significantly impact the council’s final decision.
Take the Bondi Pavilion refurbishment in Sidney, for example. Public debate delayed construction for a decade, resulting in a green ban amid fears that it would be privatised or lose its heritage character. The green ban was lifted after a compassionate design that addressed everyone’s concerns was approved, allowing the pavilion to be refurbished and hidden 1920s murals to be restored.
Standards Come to the Amenity Rescue
Amenity standards differ from neighbourhood character; they’re set to ensure the quality of life of individuals or communities. Let’s say your structure harmonises with the neighbourhood architecture, but it overshadows other properties or creates traffic congestion. In this case, the Council may not grant planning permission or ask you to modify your design before they grant approval. The Council has specific guidelines for things like building heights and setbacks from property lines to prevent new developments from negatively affecting urban environments.
Even Small Old Shops Matter
Development approvals protect grand historical buildings but also places that hold cultural and historical significance, even if they’re not recognised as heritage sites. For instance, if your development plan involves the demolition of a cornerstone that has been a community hub for generations, the Council may reject your application.
Hidden Obstacles Can Hinder Your Project
What lies beneath your project may affect its feasibility. The council might require further investigations to assess soil stability, potential contamination, underground utilities, or natural waterways. Coming across these unexpected discoveries can lead to redesigning your project or additional costs, so it’s advisable to undertake a site investigation in the early stages to see whether your idea is achievable or you need to explore another option.
Bushfire BAL Ratings Dictate Your Project
Building close to bushland comes with its own set of regulations. Bushfire Attack Level (BAL) ratings assess the potential bushfire risk in your area. These ratings determine the building materials and construction methods required to ensure the safety and integrity of your property. Ignoring BAL ratings can almost certainly lead to a rejected application or a costly modification.
You Aren’t Koalafied to Build Here
Australia’s unique wildlife can also interfere with your plans, or your plans can interfere with natural wildlife corridors. No matter how you put it, failing to consider wildlife conservation can cost you your town planning approval.
Endangered species like koalas are protected under the Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act). Thinking of clearing some evergreen trees? Well, some of them, like the eucalyptus tree, for example, might be homes to these furry friends. Councils might restrict development in areas with koala habitats to protect both the bears and the delicate ecosystems they depend on.
You Need Planning Permission for Virtually Everything
Do you really need planning permission for everything? Generally speaking, smaller projects like bike sheds under a certain size don’t require a town planning permit. However, if you’re planning on building a new deck, additional storey, or granny flat, you’ll probably need to lodge a development application. If you’re unsure, it’s always best to check with your local council planning department before you start any work.
Closing Thoughts
In the likely event that you do need planning permission, consider the initial advice—leverage the expertise and experience of professional town planners to save time, money, and fuss, and maximise your chances of approval.
It’s worth mentioning that even expert guidance isn’t a foolproof guarantee, and there’s always a chance for an application to be rejected. However, the planning permit process doesn’t end with the Council’s initial decision. If your application is rejected, you have the right to appeal to a higher body like the Victorian Civil and Administrative Tribunal (VCAT).
