A guide to planning permits and where to even begin (Victoria edition)

Before you commit to the purchase, something you’ll likely ask is: “What can I actually do with this property?”—and it’s a fair question. When you’re house-hunting or planning your next move, understanding what’s possible under local planning controls is crucial.

While no one has a crystal ball, there is an element of subjectivity to the process (or the flexibility and vision of planner you are appointed to!). There are tools, questions, and steps that can help you make informed, confident decisions, both before or after your purchase. 

When it comes to getting planning permits, it can be hard to know where to start, especially if you are opting to handle the project yourself rather than engaging someone like a builder and project manager. If you are starting your project with zero experience or prior knowledge, a great place to build your knowledge is BuildHer Collective which provides you with high quality education and connections to work on your projects.

Like so many of the clients we work with, Entourage Property Advisor Lara Williams has faced all aspects of the daunting planning application process — having bought, renovated, demolished, and built from scratch. It’s complex, sometimes overwhelming, and rarely as straightforward as you hope. She shares her experience personally and professionally on the planning process. Lara prepared this guide which outlines how to approach the process, what to ask, and where to begin. 

Step 1: What are you hoping to do? 

You’ve just bought a property or perhaps you’re wanting to. Maybe she’s a fixer-upper. Or a fabulous suburban home on an enormous block. 

Now you’re wondering:

• Can I put a second dwelling out the back and subdivide?
• Add a bold new extension to a beautiful old period home?
• Punch out a few internal walls?
• Or maybe even knock the whole thing down and rebuild?

Whatever the vision is, you need a clear objective. It doesn’t have to be a detailed architectural plan—just a working concept or even a rough sketch can be a great place to start. Once you know what you’re after, you need to take a look at what else is around you.

Take a walk around the neighbourhood. What do other homes look like? What types of work have been done nearby? What has the council supported in the past? Councils will want to uphold “neighbourhood character”. If you plan to build something completely at odds with the landscape and context of the area it is far less likely to get approved than something that is going to fit in and complement the existing streetscape. 

Understanding the character of the area gives you a valuable head start. Councils place strong weight on context and compatibility with surrounding properties.

Step 2: Do you actually need a planning permit?

The answer is: maybe. Every property is governed by its own planning rules—zoning, overlays, and local design controls—that determine whether a planning permit is required.

Let’s break it down:

• Straight forward – Big block (over 300m²), no overlays, residential zoning.  You might be able to demolish and rebuild or extend without a planning permit.
• Smaller block (under 300m²)? You’ll likely need a permit—even for a basic rebuild.
• Want to build two dwellings, renovate a period home, or remove a significant tree, other planning overlay? A planning permit is almost certainly required.

To find out what applies:

• Head to VicPlan,
• Order your Certificate of Title,
• Or call your council’s statutory planning team and ask.

Step 3: No permit doesn’t mean no problems

Even if you don’t need a planning permit, you’ll still need a building permit for most structural work.

And here’s the catch: if your design doesn’t comply with ResCode (rules around height, setbacks, site coverage, etc.), your building permit could be refused—and you’re back to the drawing board.

Builders are often optimistic when chatting through your plans and ideas, but it is essential to check properly. Council planners can help explain planning scheme provisions, but they won’t give a definitive go-ahead without a formal process. 

Something that’s really important to note, is that works completed without appropriate approval in place are at risk of receiving a fine. You may also have to apply for retroactive approval and in extreme circumstances, you could be asked to remove the structure.

Step 4: Pre-application advice

Before lodging anything official, consider booking a pre-application meeting with the council. Bring your early concept plans  (or paper napkin and questions) and make sure you’re prepared.

Why it helps:

• You’ll receive early insights and guidance
• Potential issues can be addressed early
• You’ll avoid unnecessary delays or redesigns later

The advice typically costs $155.

If you’ve done a lot of pre-work and have a firm conceptualisation of your project, be sure to bring as much of this along to your pre-planning meeting as possible:

• Property Information: A recent copy of the property title (Landata search) is essential. 
• Proposal Details: Concept plans, site plans, and any preliminary drawings showing your ideas. 
• Site Conditions: Photos and/or existing site plans showing the current state of the property and surrounding area. 
• Neighbour Information: Photos and a description of the surrounding neighborhood and site context. 
• Other Supporting Documents: Any relevant reports, site investigations, or documentation related to your proposal. 
• Clear Communication: A concise summary of your project and any questions you have. 

The more you can bring to your meeting the better, it will mean the information you receive from the council will likely be more accurate and useful. If you are too vague in what you are hoping to accomplish, it will be difficult for the council planner to provide relevant guidance.

Step 5: Bring in the experts

There are always going to be things you can do yourself and things that you are going to need a professional to do. Depending on your project, these professionals are worth engaging during those early planning stages:

• Architects – Ideal for design-led, complex, or heritage-sensitive builds
• Builders – Especially helpful for practical advice and construction compliance
• Town Planners – Crucial for multi-dwelling proposals or sites with overlays
• Trusted Trades – Reputable trades understand compliance and won’t take shortcuts around permits required for internal works. 

Step 6: Submitting Your Planning Application

Once you’ve got an understanding of what your project is going to look like, what you want to achieve and how, the formal permit application process looks like this:

Prepare your application:

• Complete the council form
• Include plans, elevations, a planning report, and title documents
• Pay the application fee

Submit to council:

• Online or in person
• Council reviews documentation and may request further information

Public notification:

• If required, neighbours may be notified (letters, site signage, newspaper notice) and that sign you see on people’s fences will go up! This is your opportunity to provide an objection to council – or – to work through objections and questions from your neighbours. This is perfectly normal. 

Assessment:

• A planning officer reviews your proposal
• Referrals may be made to other departments or authorities
• You may receive a Request for Further Information (RFI)

Decision:

• Council may approve (with or without conditions) or refused. 
• Refusals can be appealed via VCAT

Appeal period:

• If objections were received, there’s a 21-day appeal window before the permit is issued

Step 7: What’s Next?

Permit approved? Fantastic. The next step is to secure your building permit—usually managed through a private surveyor.

If you’re unsure where to begin, or want to understand how a planning overlay might affect your future plans, get in touch. With the right advice and preparation, the process becomes far more manageable.