A planning permit is a legal document that gives permission for a use or development on a particular piece of land.

To obtain a planning permit, an application must be made to the relevant council. If the council agrees with the proposal and there are no relevant objections by adjoining owners, they will grant a planning permit.

A planning permit contains written conditions and is accompanied by endorsed plans that show what is to be built and how the land can be used. The proposed use or development must satisfy all the conditions on a planning permit and comply with the endorsed plans.

A planning permit is generally valid for a period of two years. Applications for extensions to this period can be made to the relevant council. Generally extensions are granted without any issues.

The decision as to whether your development will require a permit depends on a number of factors that may vary between local authorities. Considerations include the size of your land, if it is covered by a planning overlay or if you are seeking exemption on any matter. All multiple dwelling proposals such as unit developments or dual occupancies will require a permit, as does the subdivision of land.

In determining your exposure to planning regulations, we highly recommend a pre-application meeting with your local council planning department. At this time all possible concerns can be discussed and permit requirements established.

A building permit is a document issued by a registered building surveyor to signify that the plans and documentation for a proposed building work meets the requirements of the current Building Act and the current Building Regulations.

The building permit provides approval for work to commence and is required for new buildings, major renovations, extensions, alterations and demolitions.

Please note building permits are now issued by private building surveyors and not by local councils.

The first thing you need to do is engage a draftsman or architect to go through the town planning process. They will be able to advise you of the relevant processes that will take place in order to receive a town planning permit.

For a unit project it is advisable to approach council with a sketch design in order to gain their comments on the proposal. This can be a good opportunity to understand if your proposed project will have a good chance of obtaining a town planning permit.

The town planning permit procedure can be a lengthy process. It is not uncommon for it to take in excess of 6-12 months.

For a unit project we will require the following information:

• Working drawings
• Engineered slab design
• Soil report
• Engineered structural design (mainly applicable to two storey units)
• Energy rating report
• Drainage design
• Approved town planning drawings and permit conditions
• Landscaping plan

For a single dwelling we will require the following information:

• Working drawings with site levels
• Engineered slab design
• Soil report
• Engineered structural design (mainly applicable to two storey units)
• Energy rating report

There are quite a few builders who will advertise a per square rate for a particular house that looks cheap in order to get you into their doors. We do not have this approach.

There are many factors that have an effect on what it costs to construct a project and as a result we always price a project on its own individual merits.