A planning permit is a legal document giving permission to develop or use a piece of land for a specific purpose. A permit may also contain written conditions and endorsed plans showing the proposed development or use of land. To obtain a permit, an application is made to Council, and it is assessed to ensure that the provisions of the Planning Scheme are met.
If you propose to use or develop land or change the existing use of a property, you should discuss your proposal in detail with a member of our planning team. Early discussions will confirm whether permits are necessary, and, if so, what kind of permits may be required.
The planning permit application process is regulated by the Planning and Environment Act 1987. It involves various steps, depending on the nature and complexity of the development. It can also involve various stakeholders, including local authorities such as the Catchment Management Authority, the CFA and VicRoads as well as nearby residents.
These are the key steps in the planning permit application process:
- Determine whether a planning permit is required: contact Council’s Planning Department to determine whether a planning permit is required for the use or development you want to do. Even a building project that seems minor could need a planning permit, so it’s always wise to check with Council before you start any works, demolition or vegetation removal or lopping.
- Apply for a planning permit: this involves providing certain information to Council, including an application form, fee, copy of Title, plans and other supporting documentation. Once you have lodged your planning permit application, you will receive a letter from Council to tell you which Council Officer is dealing with your application.
- Further information: the Council Officer will determine if any additional information is required as part of the application. If additional information is required, you will be sent a letter outlining the outstanding requirements and given a timeframe (usually 28 days) in which to provide the required information.
- Referrals: the Council Officer will determine if the application needs to be referred to local authorities, such as the Catchment Management Authority, the CFA and VicRoads. The advice provided by the referral authority has to be considered by Council in making a final decision on the application. The permit applicant will automatically be sent a copy of any referral advice given. The Council Officer will also determine whether any internal referrals need to be undertaken. For instance, from the Assets team if a new crossover or driveway is proposed, or the Environmental Health team if a residential development is proposed on un-sewered land.
- Public Notification (advertising): the Council Officer will determine if the application needs to be put on public notification (sometimes called advertising).
If the application needs to be put on public notification, Council will contact you to arrange for the payment of an administrative fee. You may also be required to display a sign on the site for 14 days. Letters will be sent by Council to nearby affected property owners. - Objections: anyone who is affected by the application may view a copy of the application, and lodge an objection in writing with Council. An objection form is available here. If objections are received, Council will provide you with a copy. Sometimes, objectors’ concerns can be addressed through negotiations between Council, the permit applicant and objector/s. If all concerns are addressed an objection can be withdrawn.
- Decision: if no objections are received, the Council Officer will make a decision on the application and either issue a planning permit or a Notice of Decision to Refuse a planning permit. You will receive a copy of the decision in the mail. If an objection is received, the Council Officer will make a recommendation to the Councillors who will make a decision on the application.
The Councillors may determine to issue a Notice of Decision to Grant a planning permit or a Notice of Decision to refuse a planning permit. The permit application and all objectors will receive a copy of the decision in the mail. - Review of the decision: objectors have 21 days from the granting of a Notice of Decision to Grant a planning permit in which to appeal the decision to the Victorian Civil and Administrative Tribunal (VCAT), if they are aggrieved by Council’s decision. The permit applicant has 60 days from the granting of a Planning Permit in which to appeal any conditions of the permit to VCAT, if they are aggrieved by any of the conditions. In the event that a Notice of Decisions to Refuse a planning permit is issued, the permit applicant has 60 days in which to appeal that decision to VCAT.
More information regarding VCAT can be found here - Amending a planning permit: if you need to change an approved development, including what is shown on the endorsed plans or what is allowed by conditions on the permit, you can apply to amend the permit. More information about this process is available here.
More information about the planning permit application process can be obtained from the Department of Environment, Land, Water and Planning’s website. You can also call our Planning team on 1800 065 993.
What you need to provide with your application:
- Your completed application form (if not applying online)
- One copy of your scaled and dimensioned plans which clearly show all proposed changes; and
- A short, written summary of the proposed changes
If you do not provide all of the above, we may not be able to process the application. You may also be asked to provide more information to help us assess your application.
What happens next?
You should receive an acknowledgement letter about 1-2 weeks after we receive your application. After this time, a planning officer will review the application and let you know if any further info is needed.
The time it takes for a decision to be made depends on many factors, such as whether we need further information and how simple or complex your application is.
Forms:
You should apply for a secondary consent if all of the following conditions are met:
- You only want to make minor changes to the approved plans
- The proposed change only involves amendments to the plans, and does not conflict with or require changes to the permit description or conditions; and
- The proposed change is minor and would not require advertising
Fee (2022-23): secondary consent application fee: $193
What you need to provide with your application:
- Your completed application form (if not applying online)
- 1 (one) copy of scaled and dimensioned plans which clearly show all proposed changes.
- A short, written summary of the proposed changes.
If you do not provide all of the above, we may not be able to process the application.
You may be asked to provide more information to help us assess your application.
What happens next?
You should receive an acknowledgement letter about 1 to 2 weeks after we receive your application. After this time, a planning officer will review the application and let you know if any further info is needed.
The time it takes for a decision to be made depends on many factors, such as whether we need further information and how simple or complex your application is.
Strathbogie Shire Council has joined forces with seven Councils across the Goulburn Murray Climate Alliance to push for more sustainable development outcomes in greenfield subdivisions, by employing a Sustainable Subdivisions Advisor to work across the Councils. Participating Councils include Alpine Shire, Greater Shepparton, Indigo Shire, Mitchell Shire, Murrindindi Shire, Strathbogie Shire, Towong Shire and Rural City of Wangaratta.
The dedicated shared Sustainable Subdivisions Advisor resource will support planning staff for a 12-month period, assessing subdivision applications to utilise the Sustainable Subdivisions Framework (SSF) resources and assisting developers to increase sustainable development outcomes.
If you are in the preliminary stages of preparing a subdivision plan or ready to lodge an application, please contact Council’s Planning Department to arrange a meeting (no fee) with the Sustainable Subdivisions Advisor who is available to assist developers with delivering sustainable subdivision outcomes.
Information for subdivision applicants
Are you submitting a subdivision planning permit application? See below to download the relevant applicant kit and template below with instructions on how you can participate in the Sustainable Subdivisions Framework (SSF) Trial. For additional information on the SSF and application process, visit the CASBE website or contact the Sustainable Subdivisions Advisor at sblackwell@gmca.org.au for further information.
Small Subdivisions 3 – 15 lots
- Applicant Kit for Small Subdivisions
- SSF Subdivision Sustainability Management Plan for Small Subdivisions – Template
Medium Subdivisions 16 – 59 lots
- Applicant Kit for Medium Subdivisions
- SSF Subdivision Sustainability Management Plan for Medium Subdivisions – Template
Large Subdivisions 60 – 249 lots
- Applicant Kit for Large Subdivisions
- SSF Subdivision Sustainability Management Plan for Large Subdivisions – Template
Very Large Subdivisions 250+ lots
- Applicant Kit for Very Large Subdivisions
- SSF Subdivision Sustainability Management Plan for Very Large Subdivisions – Template
About the Sustainable Subdivisions Framework
How does the trial work?
Council planning staff will work with applicants to assess their residential subdivision applications against the Sustainable Subdivisions Framework (SSF). There is no additional application fee for developers to utilise the Sustainable Subdivision Advisor and resources.
We invite you to talk to us about opportunities to apply the SSF to your subdivision application. We acknowledge implementing any recommendations within the SSF is voluntary; we do however strongly encourage developers to utilise the SSF to frame your thinking when preparing the initial concept subdivision design and then implement any opportunities identified during the detailed design process. We welcome all feedback on the SSF and welcome collaboration with the development community to improve the SSF and deliver beneficial outcomes for our community.
Why is the SSF important?
The creation of a subdivision is the creation of a community. A subdivision is an opportunity to set up community life that will extend over many decades. The initial subdivision design represents an enormous opportunity to create fundamental conditions for a sustainable and resilient community.
Despite clear objectives in existing planning policy seeking to influence sustainable design outcomes in the built environment, there is limited information regarding requirements and standards to support robust evaluation of subdivisions from a sustainability perspective.
The long-term nature of subdivision planning is now set against a backdrop where our climate is fundamentally changing. Many councils are planning population growth for the next 20-30 years and are currently considering how these communities might contribute to achieving the 2050 net zero emissions target identified in the Victorian Climate Change Act.
What will the SSF achieve?
The SSF seeks to mitigate the impact of future climate projection scenarios, by creating sustainable and liveable subdivisions that can adapt to the changing climate. The SSF identifies seven categories that can assist in creating environmentally sustainable subdivisions. These are:
- Site Layout and Liveability
- Streets and Public Realm
- Energy
- Ecology
- Integrated Water Management (IWM)
- Urban Heat
- Circular Economy (Materials and Waste)
The seven SSF categories each include objectives and measurable standards to facilitate stronger sustainability outcomes and apply innovation and implementation considerations to all categories.
For further detailed information about the Sustainable Subdivisions Framework, please visit the Council Alliance for a Sustainable Built Environment (CASBE) website. From the website you can access an extensive array of resources to support the SSF, including case studies, FAQs and a copy of the SSF itself and sample submission requirements.
You should apply to amend a planning permit if you want to change:
- the uses allowed by the permit
- the conditions of your permit
- the statement of what the permit allows; or
- to make significant changes to the approved plans
The process for applying to amend a planning permit is similar to applying for a new permit. This is because the proposed amendment may need to be advertised if we think it could impact other people. It also might need to be approved by other statutory bodies, such as the Country Fire Authority (CFA) or Goulburn Murray Water (GMW).
Fees are set by the Victorian Government. See the fees by clicking here.
What you need to provide with your application:
- An application form
- A recent copy of title documents (including plan of subdivision and any restrictions). These documents must be obtained and dated no earlier than 3 months before you submit your application
- One copy of your scaled and dimensioned plans which clearly show all proposed changes
- A short written summary of the proposed changes
- Receipt of fees paid
If you do not provide all of the above, we may not be able to process your application. You may also be asked to provide more information to help us assess the application.
Need assistance? Please download our how to guide on amending a planning permit or contact our Customer Service Team on 1800 065 993
What happens next?
You should receive an acknowledgement letter about 1-2 weeks after we receive your application. After this time, a planning officer will review the application and let you know if any further info is needed. The time it takes for a decision to be made depends on many factors, such as whether we need further information, whether there are any objections and how simple or complex your application is.