Building & Planning Permits
in Victoria: A Clear Guide
If you're developing property in Victoria, you'll deal with two distinct permit types — and confusing them is expensive. A building permit covers how something is built. A planning permit covers whether it can be built. Here's how both work, when you need each one, and how long to budget.
When Do You Need a Planning Permit?
A planning permit is required when you want to change what land is used for or develop it in a way that may affect the surrounding area. Common triggers include:
- •Building two or more dwellings on a single lot
- •Subdividing land
- •Changing a property's use (residential to commercial, for example)
- •Building in a heritage or special character overlay
- •Removing significant vegetation
A single dwelling on a standard residential lot typically does not require a town planning permit Victoria — only a building permit.
The Planning Permit Process: Step by Step
1. Pre-Application Meeting
Meet informally with your local council's planning team. This one conversation can prevent months of back-and-forth later.
2. Lodge Your Application
Submit architectural plans, site analysis, a planning report, and any specialist reports required (arborist, traffic, acoustic). Incomplete applications are the number-one cause of delay.
3. Public Notification
Adjoining owners are notified and may lodge objections within 14 days. Early engagement with neighbours reduces this risk.
4. Council Assessment
A planning officer reviews your application against the planning scheme and any overlays. They may issue a Request for Further Information (RFI), which pauses the statutory clock.
5. Decision
The statutory timeframe is 60 days — but most councils take longer due to backlogs. Factor 5–9 months into your project schedule for council approval construction Victoria.
6. VCAT (if needed)
If the permit is refused or a neighbour appeals, the matter goes to VCAT. Add 3–6 months to your timeline.
What Causes Delays?
Incomplete applications
Submit all required documents upfront. Missing reports trigger RFIs that pause the statutory clock.
Neighbour objections
Particularly in heritage precincts. Early engagement with neighbours reduces this risk significantly.
Designs with overlay conflicts
Ensure your architect understands local overlays before designing — not after lodgement.
Council processing backlogs
Some councils are running 3–4 months behind statutory timeframes. Build this into your project schedule.
FAQ
Do I need both a planning permit and a building permit?
Often, yes. The planning permit determines what can be built; the building permit confirms it meets the National Construction Code. Both are required before work starts.
How long does a subdivision permit Victoria take?
Simple two-lot subdivisions can take 4–6 months. Complex multi-lot subdivisions with overlays often take 9–12 months or more.
Can AxisPro manage the permit process for us?
Yes. We handle town planning from feasibility assessment through to approval — coordinating planners, architects, and council liaison so you don't have to.
Permit delays cost money.
AxisPro coordinates the entire approval process on your behalf — get in touch to understand what your project needs before you commit.
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