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Anyone who's gone through the process of obtaining planning permits could tell you just how laborious it can be. Here in Melbourne, there’s a total of 31 local councils, and there are various hoops to jump through in order to get an application approved
Even for seasoned architects, builders, and developers, obtaining the necessary permits is far from a walk in the park. However, it doesn't have to be a battle fought alone! Remember, there are always experts available to lend a helping hand.
Throughout this article, we’re going to explain the many reasons why you need a planning permit agent for your next development project.
Planning permits allow property owners to use or develop their land in ways that may not comply with the existing planning scheme. In Victoria, a wide range of property changes and developments require planning permits, from subdivisions and new builds to tree removals and modifications to heritage-listed properties.
While you might not need a planning permit for basic renovations or constructing a single dwelling on a vacant block. However, more ambitious plans, such as building multiple units, altering a heritage site, or changing the use of the land, will absolutely require approval.
A successful planning permit can add significant value to your property. For investors and developers, this value increase often forms a core part of their overall strategy. But, as is true for anything with such high stakes, it’s best to get things right the first time.
If you’re new to this process, you might be wondering, why is achieving planning permit approval such a challenging task? Although anyone in the industry could probably wax lyrical about why this is the case, we can offer a brief overview.
To start, Melbourne has 31 different councils, and all of them have their own distinct planning schemes that determine what is and isn’t allowed. These schemes cover things like:
It’s only once a complete design is submitted (one that considers all competing planning considerations) that the council begins its full assessment. Unfortunately, this process doesn’t happen overnight.
In fact, the town planning application process typically takes around 12 months from submission until a final decision is made, so that could be an entire financial year! Although there are no guarantees, it’s safe to say that in this case, a little help can go a long way.
We could go on and on about how and why this is a complex process, but by far the best way is to explain it through the lens of a real-world example. In this case, we’re going to take a look at the various planning processes in the City of Darebin (in Melbourne's North).
As stated on their website, “it's your responsibility to find out if you need a planning permit, and it will depend on how you want to use or develop your land.” Of course, you can also contact us to learn where you stand from an experienced planning permit agent in Melbourne.
As is the case in every Melbourne council, planning approval is not something that is given lightly. Every application is carefully reviewed and assessed to check its compliance with a wide range of different requirements.
Here’s a brief overview of the City of Darebin’s planning approval process:
Application Submission: Applications must be lodged via Darebin’s eServices portal with the applicable fee. A planner is then assigned to manage the application.
Application Review: Further information may be requested, and referrals may be made to authorities such as Melbourne Water.
Public Advertising: If required, the application is advertised for at least 14 days through letters to neighbours, a sign on the property, or an online publication
Assessment: The application is assessed by reviewing submissions, referral comments, planning scheme provisions, and preparing a report.
Decision-Making: Decisions are made by a planning officer, Delegated Planning Forum, or Ordinary Council Meeting. Outcomes may include approval of a permit or amendment, a notice of decision to approve or amend, or a notice of decision to refuse. All decision documents are sent to the applicant and submitters
Timeframe: Darebin aims to decide within 60 days of receiving a complete application. The timeframe will be reset if more information is needed. Providing all relevant information early helps avoid delays.
Follow Up Steps: After a decision is made, other checks may still be required. This process may involve VCAT reviewing the application, further checks of compliance with permit conditions, and contacting other relevant departments.
Disclaimer: The information above is a general overview of the City of Darbein’s processes. Please contact the council directly for detailed information.
As we can see in the example above, even a minor mistake in the application can result in a rejection. Think of it like filling out a passport application, forget to fill in a section or get something signed, and you’ll end up with a rejection.
This is why it's so important to partner with seasoned planning permit consultants who know the Melbourne landscape and what’s required in each situation.
Planning consultants are professionals who know the ins and outs of permit applications. Because they’ve been through the ringer so many times, they understand the nuances of local planning schemes, have experience dealing with council officers, and can coordinate the many moving parts required for a successful application.
Some of the services they can provide include:
In short, they handle the complex stuff, so you don’t have to.
After your application is submitted, there may be a public notice period during which neighbours and local stakeholders can raise objections. This unfortunate part of the process often causes delays, especially when objections are numerous or emotional in nature.
If the objection leads to a permit refusal or heavily conditioned approval, the matter can be escalated to the Victorian Civil and Administrative Tribunal (VCAT). However, this should always be a last resort. The VCAT process often has a big backlog, and this makes it only more time-consuming—adding months, or even years to your project timeline!
The good news? A well-prepared application can reduce the likelihood of objections in the first place. This is where a knowledgeable planning consultant becomes invaluable. They know how to prepare community-sensitive proposals, respond diplomatically to feedback, and negotiate outcomes that work for all parties.
Once you’ve identified the need for a planning permit, the next step is to understand what the council requires. A permit application isn’t something you can slap together overnight. It demands input from various professionals, such as:
At Property Analytics, we’ll also consider the commercial feasibility of your development. This includes a comprehensive analysis (often known as a feasibility study) that allows you to see whether the proposed project stacks up financially, how much value it’s likely to add, and what compromises (if any) are worth making to get approval.
At Property Analytics, we’re much more than just permit agents; we give our clients expert advice, guidance, and data throughout the entire property development journey. Our experienced consultants will be on hand to manage the entire planning process, providing you with clarity and confidence at every stage! Your success is our success, and we’ve always got your best interests at heart.
Here’s what you can expect when you work with us:
We begin by assessing the feasibility of your project based on the planning scheme and your development goals. This allows us to identify red flags early rather than halfway through the application process.
We liaise with all necessary consultants and professionals to compile a comprehensive application. We also handle all communication with council planning officers on your behalf.
Every development is different. That’s why we take the time to understand your objectives and tailor our approach accordingly, whether you’re building a dual occupancy in Darebin or subdividing land in Casey.
There are many planning consultants in Victoria, but not all offer the same level of service or experience. As you search for a consultant, keep these factors in mind:
Too often, we analyse properties with permits that add no real value. Don’t make the mistake of securing a permit with subpar plans–partner with Property Analytics and put your best foot forward.
We’ve successfully managed more than 50 town planning permit applications in the last few years alone. Our team has director-level relationships with all planning consultants, as well as a proven track record of successfully managing applications from start to finish.
From Duplexes to 3 storey townhouses and subdivisions, every decision we make is considered through a commercial lens. Here’s how we were able to help one of our recent clients
Permits secured for 2 townhouses – will build and hold long-term
Rupinder and Jaspreet had enjoyed building their own home and were keen to invest with development in mind. After meeting several Buyers Advocates, they chose us with an aim to have direct access to the Director throughout the process.
We considered their budget and goals, presented data on capital growth, and introduced them to a suburb they hadn’t considered. After ruling out a few initial options, it became clear: they wanted something low-fuss; no large blocks, no 3+ townhouse sites, nothing on a busy road. The ideal property? One they could rent out now, and later develop into 2 townhouses to grow equity and rental yield.
Andrew handled the entire process, from search to design and documentation. The relationship worked so well that Rupinder eventually joined us as a Client Relationship Manager.
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