PlanningEnquiriesPhone:(03)52725272
Web:
OfficeUseOnly
ApplicationNo.:DateLodged://
ApplicationforaPlanningPermit
Ifyouneedhelp tocompletethisform,readMOREINFORMATIONat theendof thisform.
Anymaterialsubmitted with this application,includingplansandpersonalinformation,willbe madeavailable for public viewing, including electronically,and copiesmay be madeforinterestedparties forthepurposeofenabling consideration and review aspartof a planning processunder the Planningand EnvironmentAct 1987. If you haveany questions,please contactCouncil’splanningdepartment.
Questions marked with an asterisk (*) must be completed.
If the space provided on the form is insufficient, attach a separate sheet.
i Click forfurther information.
TheLand
Addressoftheland.CompletetheStreetAddressandoneoftheFormalLandDescriptions.
StreetAddress*
FormalLandDescription*
CompleteeitherAorB.
This information can befound on the certificate oftitle.
Ifthis application relatestomorethanoneaddress,attach aseparatesheetsetting outanyadditionalpropertydetails.
TheProposal
Youmustgivefulldetailsofyourproposalandattachtheinformationrequiredtoassesstheapplication.
Insufficientorunclearinformationwilldelayyourapplication.
Forwhatuse,developmentorothermatterdoyourequireapermit?*
Estimatedcostofanydevelopmentforwhichthepermitisrequired*
ExistingConditions
Describehowthelandisusedanddevelopednow*
For example, vacant, threedwellings, medicalcentre withtwo practitioners,licensedrestaurantwith 80seats,grazing.
TitleInformation
Encumbrancesontitle*
Applicant and Owner Details
Providedetailsoftheapplicantandtheowneroftheland.
Applicant*
Thepersonwhowantsthepermit.
Pleaseprovideatleast onecontact phonenumber*
Wherethe preferred contactperson fortheapplicationisdifferent fromthe applicant,provide thedetails of thatperson.
Owner*
Thepersonororganisationwhoownstheland
Wherethe ownerisdifferentfromtheapplicant, providethedetails of thatpersonororganisation.
Declaration
Thisformmustbesignedbytheapplicant*
Rememberitisagainstthelaw to provide false ormisleading information,which couldresult in aheavyfiandcancellationof thepermit.
Needhelpwith theApplication?
Generalinformationabouttheplanningprocessisavailableatplanning.vic.gov.au
ContactCouncil’splanningdepartmenttodiscussthespecifi requirementsforthisapplicationandobtainaplanningpermitchecklist.Insuffiorunclearinformationmaydelayyourapplication.
Hastherebeenapre-applicationmeetingwithacouncilplanningofficer?
Checklist
Haveyou:
Lodgement
Lodgethecompletedandsignedform,thefee
andalldocumentswith:
Deliverapplicationinperson,bypostorbyelectroniclodgement.
MOREINFORMATION
The Land
Planningpermits relatetothe useand developmentof theland. Itis important thataccurate, clear and concise detailsof the landareprovidedwith the application.
How is land identified?
Land is commonly identified by a street address, but sometimes this alone does not provide an accurate identification of the relevant parcel of land relatingto an application. Makesureyoualsoprovide theformal landdescription –the lotandplannumberor thecrown,sectionand parish/township details (asapplicable) forthesubjectsite.Thisinformation is shown on thetitle.
SeeExample 1.
TheProposal
Why is it important to describe the proposal correctly?
Theapplication requiresa description ofwhat you want todowith theland.You must describe how the landwill beusedordeveloped as aresultof theproposal. It isimportant thatyou understand thereasonswhy you need a permitinorder tosuitablydescribe the proposal.
By providinganaccurate descriptionof theproposal, you will avoidunnecessary delaysassociatedwithamending the description at a laterdate.
Planning schemes use specific definitions for different types of useand development. Contact the Council planning office at an early stage in preparing yourapplication to ensure thatyouuse the appropriateterminology andprovide therequired details.
How do planning schemes affect proposals?
Aplanning schemesets outpolicies and requirementsforthe use,development andprotectionofland.There is a planning schemeforevery municipalityinVictoria. Developmentof landincludes theconstructionof a building, carrying outworks, subdividing landorbuildingsanddisplaying signs.
Proposalsmust complywith theplanning schemeprovisionsinaccordance withClause61.05of the planning scheme.ProvisionsmayrelatetotheStatePlanningPolicyFramework,theLocal PlanningPolicyFramework,zones, overlays, particularandgeneralprovisions.You canaccess the planning scheme byeither contactingCouncil’splanningdepartment orby visitingthePlanningSchemesOnlinesection of thedepartment’swebsite
Youcanobtainaplanningcertificatetoestablishplanning scheme details about your property.Aplanning certificate identifiesthezones andoverlays that apply totheland,butitdoes notidentifyallof
theprovisionsof the planning schemethatmay be relevanttoyourapplication. Planning certificates for land in metropolitan areas and most rural areas can beobtainedby visiting local Council to obtain a planning certificate in Central Goldfields, Corangamite, Macedon Ranges and GreaterGeelong.You can alsousethefreePlanningProperty Report to obtain thesame information.
SeeExample 2.
Estimated cost of development
Inmost instances anapplication feewillbe required.Thisfeemust bepaid when you lodge the application.Thefee is set downby governmentregulations.
Tohelp Council calculatetheapplication fee,youmust provide anaccurate cost estimate of theproposed development.Thiscost doesnotinclude thecosts of development thatyoucouldundertakewithout apermit or that are separatefromthepermit process.Development costs
shouldbe calculatedat a normal industry rateforthetypeof constructionyou propose.
Council may ask youto justify yourcost estimates.Costs are requiredsolelyto allow Council tocalculatethepermitapplication fee.Fees areexempt fromGST.
Costs for differenttypes ofdevelopment can beobtained fromspecialist publications such asCordellHousing: Building Cost Guide orRawlinsons:Australian ConstructionHandbook.
Contact theCouncil todetermine the appropriate fee.Goto planning.vic.gov.au toviewasummary of fees in thePlanning andEnvironment(Fees) Regulations.
Existing Conditions
How should land be described?
You need todescribe,in general terms,the way the land isused now,including theactivities,buildings, structuresandworks thatexist (e.g.single dwelling,24dwellingsin athree-storey building, medicalcentrewith three practitionersand 8car parking spaces,vacant building, vacantland,grazingland,bushblock).
Pleaseattach toyourapplication a plan of the existing conditions of theland. Checkwith thelocalCouncil forthequantity, scaleandlevelofdetail required.It is alsohelpful toincludephotographsof the existingconditions.
SeeExample 3.
TitleInformation
What is an encumbrance?
An‘encumbrance’is aformal obligationon the land,with themostcommontypebeing a‘mortgage’. Othercommonexamples ofencumbrancesinclude:
•RestrictiveCovenants:A‘restrictive covenant’is awrittenagreementbetween ownersofland restrictingthe useordevelopmentof the landfor the benefit of others, (eg. a limit of one dwelling or limits on types
of building materialstobeused).
•Section173Agreements:A‘section173agreement’is acontractbetween anowner of the land and theCouncilwhich sets outlimitations on the useordevelopmentof the land.
•Easements:An ‘easement’gives rightsto otherparties to use theland orprovide forservices oraccess on,underorabove thesurfaceof theland.
•Building Envelopes:A‘building envelope’defines the development
boundaries forthe land.
Asidefrommortgages,the aboveencumbrances can potentiallylimitoreven prevent certaintypesofproposals.
What documents should I check to find encumbrances?
Encumbrances are identified on the title (register search statement) under the header‘encumbrances, caveats andnotices’.The actualdetails ofanencumbranceareusuallyprovidedin aseparate document(instrument)associatedwith thetitle.Sometimes encumbrancesarealso marked on thetitle diagramorplan, such aseasementsorbuildingenvelopes.
What about caveats and notices?
A‘caveat’is arecordof aclaimfroma party to aninterest in the land.Caveats arenotnormally relevantto planning applicationsas theytypicallyrelatetoapurchaser, mortgageeor chargeeclaim, but cansometimesinclude claimstoacovenant oreasementon the land.Thesetypesof caveatsmayaffectyourproposal.
Other less common types of obligations may also be specified on title in theformof‘notices’.Thesemayhaveaneffecton yourproposal,suchas a notice thatthebuildingon the landis listedon the HeritageRegister.
What happens if the proposal contravenes an encumbrance on title?
Encumbrancesmay affectorlimit yourproposalor preventit fromproceeding. Section61(4)of the Planningand EnvironmentAct 1987forexample,prevents a Council from granting a permitifitwould result in abreach of aregisteredrestrictivecovenant.If the proposal contravenesany encumbrance, contact theCouncil for advice onhow toproceed.
Youmay be able tomodifyyour proposal torespondtothe issue. Ifnot, separate procedures exist tochangeor removethevarioustypesof encumbrances fromthetitle.The procedures aregenerally quiteinvolved andif the encumbrance relatestomorethanthesubjectproperty,the process willincludenotice totheaffected party.
You should seek advice from an appropriately qualified person, such as a solicitor, if youneed tointerpret theeffect of an encumbranceor if youseekto amendor remove anencumbrance.
Why is title information required?
Title information confirms the location and dimensions of the landspecified in the planning application and any obligations affecting whatcan bedoneonorwith the land.
As wellasdescribing theland, afullcopyof thetitle willinclude adiagram orplanof the landandwillidentify anyencumbrances, caveatsandnotices.
What is a ‘full’copy of the title?
Thetitle information accompanying yourapplication must include a‘register searchstatement’and thetitle diagram,which togethermake upthetitle.
Inaddition,any relevant associated title documents, known as‘instruments’, must also beprovided tomake up afullcopyof thetitle.
Check thetitletosee ifany of thetypesofencumbrances, such as arestrictivecovenant,section 173agreement,easementorbuildingenvelope, are listed. Ifso,youmustsubmitacopyof the document
(instrument)describing thatencumbrance. Mortgagesdonot need to beprovidedwithplanningapplications.
Sometitles havenot yet been converted byLandRegistryinto anelectronic registersearchstatementformat.Inthese earlier typesoftitles,the diagram andencumbrancesare oftendetailedon the actualtitle,ratherthanin separateplansorinstruments.
Why is ‘current’title information required?
It is important thatyou attach acurrentcopy of thetitlefor eachindividual parcelof land formingthesubjectsite. ‘Current’titleinformationaccuratelyprovidesall relevant andup-to-dateinformation.
SomeCouncils requirethattitleinformation must have been searchedwithin a specified time frame. Contact the Council for advice on their requirements.
Copies of title documents can beobtained from Land Registry:Level10, 570 BourkeStreet,Melbourne; 03 86362010; – go direct to “titles & property certificates”.
Applicant and Owner Details
Thissection providesinformationabout the permitapplicant, the ownerof the land and thepersonwho should be contacted about any mattersconcerningthe permitapplication.
Theapplicantis the person ororganisation that wants the permit.Theapplicant can, butneed not,be thecontact person.
Inorder to avoid any confusion,the Council will communicate onlywith the personwhoisalso responsiblefor providing further details.Thecontact may be a professionaladviser (e.g. architector planner)engaged to prepareor managethe application.Toensurepromptcommunications,contact details should begiven.
Check with council how they prefer tocommunicate with you about theapplication. If anemailaddressisprovided thismay be the preferredmethodof communication betweenCounciland the applicant/contact.
Theownerof the landis the personororganisationwho owns the landatthetimethe applicationis made.Wherea parcelof landhasbeen soldand anapplication made prior tosettlement, theowner’sdetails shouldbe identified as those of the vendor.The owner can, but need not, be thecontact or the applicant.
SeeExample 4.
Declaration
The declaration should be signed by the personwho takesresponsibilityforthe accuracy ofall the information that is provided.Thisdeclarationisasignedstatement thatthe informationincludedwith the applicationistrueand correctat thetimeoflodgement.
Thedeclaration can be signed by the applicantorowner.If the ownerisnot theapplicant, theowner must either signtheapplication formor mustbe notified of the application which is acknowledged in the declaration.
Obtainingorattempting to obtain a permitby wilfully making orcausing any falserepresentation ordeclaration,eitherorallyorinwriting,is anoffence under the Planning and EnvironmentAct 1987and couldresult in a fine and/or cancellation of the permit.
Needhelpwith theApplication?
Ifyou haveattended a pre-application meeting with a Councilplanner,fill in the name of the planner and the date, so that the person can be consulted about the applicationonceithasbeenlodged.
Checklist
What additional information should you provide to support the proposal?
You should provide sufficient supporting material with the application
todescribe theproposalinenough detail forthe Council tomakeadecision. It is important thatcopies of allplansand information submittedwith the applicationarelegible.
There may be specific application requirements set out in the planning schemeforthe useordevelopment you propose.The application shoulddemonstrate how thesehavebeen addressedor met.
Thechecklist is to help ensure thatyou have:
•providedall therequired informationon theform
•included paymentof theapplication fee
•attachedallnecessary supporting informationanddocuments
•completedtherelevant Councilplanningpermit checklist
•signedthe declarationon the lastpageof the application form
Themorecompletethe information you providewith your permitapplication, thesooner Councilwillbeable tomakea decision.
Lodgement
Theapplication must be lodgedwith the Council responsiblefortheplanning scheme inwhich the landaffected by the applicationislocated. InsomecasestheMinisterforPlanningoranotherbodyis theresponsibleauthorityinstead ofCouncil.Askthe Council ifindoubt.
Check withCouncilhow they prefer to have theapplicationlodged. Forexample, theymay have anonline lodgement system, preferemail orwant anelectronicandhardcopy.Check alsohow manycopies ofplansand thesizeofplans thatmaybe required.
Contact detailsarelistedin the lodgement section on thelastpageof theform.
Approvalfrom otherauthorities: In addition toobtaining a planningpermit,approvalsorexemptions may be requiredfrom otherauthoritiesor Councildepartments.Dependingon the nature of your proposal,thesemay include food orhealth registrations, buildingpermitsorapprovals from waterandother service authorities.
EXAMPLES
Example1
Example2
Example3