This depends on the planning controls that affect your property.  Properties contain different planning requirements depending on the Zones and Overlays that affect them.  To find out which planning  controls affect your property go to the following website and order a free planning property report http://services.land.vic.gov.au/landchannel/jsp/reports/ReportsIntro.jsp or contact Prossor Town Planning to discuss your proposal or seek an obligation free fee proposal.

Upon our engagement, we aim to inspect your site and have a detailed draft planning submission prepared within 7-10 days.  Upon your approval of the submission and receipt of all the required documents, we will lodge the planning application with Council and provide you with the confirmation details.

We offer a range of extensive services from pre-diligence advice right through to handling all aspects of your planning application.  Please contact or email us for a free preliminary review of your project and we will provide you with a comprehensive fee proposal.

Councils have a statutory requirement to determine a planning application within 60 days.  However, this often is not the case and depends on the type of project and complexities and how many parties are involved.  An application can be determined from as quickly as 4 weeks from date of lodgment or can extend to over 1 year.  Some factors which can influence the time taken for Council to determine an application include objections, referral authorities and other opposition.

At Prossor Town Planning we strive to ensure that all relevant information is submitted at time of application to avoid delays and keep in constant contact with Council and the client to keep you well informed of the status of the application.

Council’s statutory application fees are determined by the nature of the development/use and the estimated cost of works.  These fees are set by the Planning and Environmental (Fees) Regulations 2016 in conjunction with the Planning & Environment (Fees) Amendment Regulations 2018 and are generally updated at least annually.  If an application proposes a combination of use, development and subdivision or combination of amendment, more than one fee may be required and will attract the higher fee and 50% of any of the lower fees.

The current statutory application fees can be accessed via https://www.planning.vic.gov.au/legislation-regulations-and-fees/planning-and-subdivision-fees

Other Council fees may include:

Advertising fees;

Public open space contribution;

Copies of planning permits and endorsed plans;

General enquiry (written response);

Extension of time to a planning permit.

Notice of a planning application (advertising) occurs unless the council is satisfied that granting a permit won’t cause material detriment to any person, or the planning scheme states that notice isn’t required.  Most applications are advertised and it does not indicate Councils acceptance or rejection of the proposal.

It is the responsibility of Council to decide what form of notice should be given.  The applicant will be advised of this and Council will provide a written explanation of any action required.

Notice of an application can be given via one or a combination of the below methods:

• letters mailed to the owners and occupiers of adjoining / nearby properties
• sign(s) erected on the subject land
• notice(s) in local newspapers
• notice to adjoining municipalities and / or government authorities / organisations or utilities.

 The notice will include:

• the address of the land subject to the application
• the permit applicant's name
• council's reference number for the application
• what the application is for
• where the application and plans can be inspected
• the address for lodging objections (submissions)
• the end date of the advertising period (at least 14 days after the advertising started).

Council will not decide on the application before the end date of the advertising period.  Objections can still be received and considered after this date.

Any person who believes they may be detrimentally affected by a planning application is entitled to object.  An objection can be lodged at Council anytime before a decision is made, even after the advertising process is complete. 

Objections must be based on legitimate planning issues.  Objections based on moral grounds or private and commercial competition cannot be considered

If a valid objection is made to your planning apication, Council will acknowledge the objection and will advise Prossor Town Planning.  Dependent on the content of the objection, changes can be made to address the objector’s issues or the proposal can remain the same.  The approach taken would be discussed and agreed with the client before Prossor Town Planning respond to Council on the objections.  If it is decided that changes are made that address the objector’s issues, the objector may withdraw their objection with Council.

No.  Council considers a range matters when deciding on a planning application including the objectives of the planning controls that effect the land, referral authority comments and local planning policies.

Council will assess the application including any relevant objections and make a decision.  If objections are received and are not withdrawn, Council can either issue a Notice of Decision (which is Council’s intent to approve the application) or issue a refusal.  A Notice of Decision is sent to the objector/s and the applicant and allows the objector and applicant a chance to appeal Council’s decision at VCAT.  This appeal has to be made to VCAT within 28 days of the date on the Notice of Decision.  If no appeals are lodged after the 28 days, Council will issue a Planning Permit.

If Council refuse the application, the applicant has the right to appeal Council’s decision at VCAT within 60 days of the day on the Refusal Notice.

Bushfire Management Overlay

The Bushfire Management Overlay (BMO) is a planning control applied to land that may be significantly affected by bushfires.  A planning permit will be required for certain developments within this overlay including the construction of accommodation amongst others. 

The planning application requirements of the BMO include a Bushfire Management Statement (BMS).  The BMS makes recommendations relating to construction standards, defendable space, vegetation management, access and water supply.  A Bushfire Management Plan (BMP) forms part of the BMS and shows the bushfire protection measures that will be implemented as part of a development to reduce the risk from bushfire to an acceptable level.  This BMP will be endorsed and form part of the planning permit.

There are some exemptions from applying for a planning permit under the BMO which include:

An alteration or extension to an existing building used for a dwelling or a dependent persons unit that is less than 50 percent of the gross floor area of the existing building;

An alteration or extension to an existing building (excluding a dwelling and a dependent persons unit) that is less than 10 percent of the gross floor area of the existing building;

A buildings or works with a floor area of less than 100 square metres not used for accommodation and ancillary to a dwelling.

 

Bushfire Prone Areas requiring BAL’S

Bushfire Prone Areas are defined as areas that are subject to, or which are likely to be subject to, bushfires.  Construction in these areas may require a Bushfire Attack Level Assessment (BAL) to specify the construction requirements.

Once assessed, your site will be defined one of six BAL ratings:

BAL – 12.5: Ember attack.

BAL – 19: Increasing levels of ember attack and burning debris ignited by windborne embers, together with increasing heat flux.

BAL – 29: Increasing levels of ember attack and burning debris ignited by windborne embers, together with increasing heat flux.

BAL – 40: Increasing levels of ember attack and burning debris ignited by windborne embers, together with increasing heat flux and with the increased likelihood of exposure to flames.

BAL – FZ: Direct exposure to flames from fire, in addition to heat flux and ember attack.

 

Our experienced planners are familiar with the requirements of the Bushire Management Overlays and Bushfire Prone Areas.  For application that require specialist advice or documentation, Prossor Town Planning has professional relationships with a number of specialised fire consultants who can assist with the above services.  Please contact us to discuss this further. 

If your property is considered flood prone or may be subject to flooding, there is a 1% probability of flooding in any given year, commonly referred to as a 1 in 100-year flood event.

Potential flooding can affect development plans, so If you are looking to renovate or build in a flood prone area you need to apply for a Report and Consent application to Council.

At Prossor Town Planning we identify if your property is flood prone and make this application for report and consent prior to lodging the planning application.  This identifies any changes to floor levels that are required in the early stages of the planning application.

The Metropolitan Planning Levy (MPL) is a State Revenue Office payment required for all developments over $1,093,000 (20/21 financial year) within Metropolitan Melbourne that require a planning permit.  The levy amount is calculated on the estimated cost of the development and is $1.30 for every $1,000.  You cannot lodge your planning permit application without a current MPL certificate.

A planning permit is required to construct a new house on a vacant block (for use and development), for additions to an existing dwelling or the construction of a replacement dwelling in the Green Wedge Zone.  Any application will be assessed against the objectives of the Green Wedge zone and will require a Land Management Plan to demonstrate the intensity of the agricultural activity to be undertaken on the land.  These applications can be complex and often require assessment against multiple overlays that affect the property in addition to the Green Wedge Zone and Planning Policies.  Professional advice should be sought to consider the range of factors to be assessed as part of Green Wedge Zone applications.

At Prossor Town Planning we have extensive experience with applications in the Green Wedge Zone and a proven track record of successful results.  Please contact us to discuss potential developments in the green wedge zone.

This will depend of the application requirements for your proposal and the planning controls that affect the land. Generally, as a minimum you will require:

• Planning application form
• A certificate of title (no older than 3 months)
• Application fee
• Written submission prepared by Prossor town Planning
• Development plans – fully dimensioned including site, floor and elevation plans prepared to a professional standard

Additional information that may be required could be Land Capability Assessments, Cultural Heritage Management Plans, Traffic Reports, Landscape Plans, Arborist Reports etc.

To discuss the application requirements for your proposal please contact us

The involvement of other consultants will depend on your site and the proposal.  Our planners will assist with identifying any professional services that will be required or will benefit your application and will discuss this with you on initial assessment of the application. 

We have a number of consultants we engage with and can take the stress out of the process by sourcing quotes for your consideration.