Town Planning Services
We provide town planning and planning permit services for commercial and residential projects.
Our Town Planning Services
Planning permits can be confusing, especially if it's your first development project. At Design Yard 32, we make the process as simple and stress free as possible, giving your project the best chance of approval.
Every project has a different approval pathway. During the early design stage, we review your property, identify the planning controls that apply, and determine whether a planning permit is required. Where approval is needed, we prepare the application and coordinate all required consultants; for projects in Victoria, we then lodge the application and manage the process through to council's decision.
Because we provide both design and town planning services in-house, we can maintain the original design intent throughout the approval process, without needing to brief a separate town planning consultant.
When a Planning Permit Is Required
Every property in Australia is affected by planning rules, covering matters such as zoning, heritage, bushfire risk, flooding, neighbourhood character and environmental protection. Each state runs its own planning system and terminology, but the principles are similar across Australia, with local councils assessing applications against the rules that apply to each property.
The good news is that not every project requires a planning permit - it depends on your property, the type of development, and the planning controls affecting the site. We'll determine the most suitable approval pathway during the concept design stage, before any detailed design work begins.
Planning permits are commonly required when:
Building a new home or commercial building
Extending an existing building
Constructing a second dwelling
Changing the use of a building, for example converting a shop into a medical clinic, childcare centre or office
Altering the external appearance of a commercial building
Installing some business signage
Removing significant trees
Constructing or altering a vehicle crossover
Developing land affected by Heritage, Bushfire, Flood or other planning overlays
Many internal renovations and commercial fitouts do not require a planning permit, and some new buildings can also proceed without one if they fully comply with all applicable planning controls. We'll assess your project at the very beginning and explain exactly what approvals are required.
Difference Between Planning and Building Permit
People often confuse planning permits and building permits, but they serve very different purposes.
Planning Permit
A planning permit is issued by your local council, acting as the responsible authority for your area. It considers whether the proposed development is appropriate for its location and how it may affect neighbouring properties and the surrounding area.
Council may assess matters such as land use, building size and appearance, heritage, bushfire and flooding, traffic and parking, and neighbourhood character.
Building Permit
A building permit is issued by a registered Building Surveyor or Building Certifier, depending on the state - in Victoria, this is administered through the Building and Plumbing Commission. It confirms that the building has been designed in accordance with the National Construction Code and relevant Australian Standards, covering matters such as structural integrity, fire safety, accessibility, and energy efficiency.
We prepare the documentation your building surveyor needs, but the building permit itself is issued directly between you (or your builder) and the surveyor - we are not a licensed building surveyor or certifier.
Some projects require both a planning permit and a building permit, while others require only one. We'll determine exactly which approvals your project requires before design begins.
Planning Permits
Every project is different, so we assess the applicable planning controls for your property before providing advice.
Commercial Projects
Planning permits are commonly required for:
New commercial buildings
Building extensions
External alterations
Changes to the use of an existing tenancy
New vehicle crossovers
Alterations to parking areas
External plant and equipment such as large HVAC units or water tanks
Business signage, depending on its size, location and illumination
Residential Projects
Recent planning reforms in Victoria, including updated residential standards introduced through 2025 amendments to the state planning scheme, have simplified the approval process for many residential developments, though other Australian states are running their own reform timetables. Depending on your property and the planning controls that apply, some new homes, extensions and multi-residential developments may not require a planning permit if they fully comply with the applicable planning standards.
Commercial Fitouts
Internal commercial fitouts rarely require a planning permit. Planning approval may still be required if the project includes:
External building alterations
New business signage
Changes to the building's use
External services or plant
Alterations to parking or vehicle access
Building Permits
Commercial Projects
Most commercial building work requires a building permit - for example new buildings, extensions, structural alterations, mezzanine floors, and fire safety or accessibility upgrades. Building permits are issued by registered Building Surveyors or Building Certifiers, depending on the state.
Residential Projects
Residential projects usually require a building permit when they involve new homes, extensions, structural renovations, or other structural changes such as removing load-bearing walls, new staircases, or roof alterations. A building permit package is typically prepared together with structural engineering and energy rating documentation.
Commercial Fitouts
Many commercial fitouts require a building permit, particularly when they involve new internal walls, fire-rated construction, accessible amenities, or structural alterations - this is especially common for healthcare facilities, commercial kitchens, laboratories, and pharmacy or compounding facilities. Minor cosmetic works such as painting, replacing floor finishes, installing new cabinetry or updating lighting generally do not require a building permit.
Can a Planning Permit Be Avoided?
In some cases, yes. Many projects can be designed to comply with planning rules without requiring a planning permit - this doesn't mean the rules don't apply, it simply means the proposed design already complies with them.
During the concept design stage, we'll assess your property and, where possible, develop a solution that avoids unnecessary planning approval. Not every project can follow this pathway, but where it's possible, it can save valuable time before construction begins.
What a Typical Planning Permit Package Includes
The exact documentation depends on the project, but a planning permit application typically includes:
Existing site plan
Proposed site plan
Floor plans
Building elevations
Streetscape drawings (where required)
Shadow diagrams
External materials and finishes
Planning report
Supporting photographs
Depending on the project, council may also request reports prepared by specialist consultants.
Commercial and Multi-Residential Projects
Additional documentation may include:
Acoustic report
Stormwater management report
Traffic and parking assessment
Waste management plan
Landscape design
Arborist report
Heritage Impact Statement
Bushfire Assessment Report
Single Homes and Duplexes
Residential projects may also require:
Feature and Level Survey
Bushfire Assessment Report
Heritage Impact Statement
Arborist Report
Landscape Plan
The required reports depend on your property's planning controls and the nature of the proposed development.
What Consultants May Be Required?
Some planning applications require specialist consultant reports. We regularly coordinate these consultants as part of our service:
Land Surveyor - prepares the Feature and Level Survey, usually the first document required before design begins
Stormwater Engineer - designs the site's drainage system and demonstrates appropriate stormwater management
Traffic Engineer - assesses vehicle access, parking requirements and traffic impacts, particularly for commercial and multi-residential developments
Landscape Designer - prepares landscape plans that satisfy council requirements
Acoustic Consultant - assesses potential noise impacts, commonly required for healthcare, childcare, hospitality, industrial and multi-residential projects
Bushfire Consultant - required for properties affected by a Bushfire Management Overlay, preparing the Bushfire Assessment Report that may influence the building's location, materials and design
Heritage Consultant - prepares the Heritage Impact Statement for heritage-listed properties or land covered by a Heritage Overlay
Arborist - assesses significant trees on or near the property and advises where development may affect their health or protection
Our Planning Permit Process
Initial Consultation - We discuss your project and review your property.
Planning Assessment - We determine whether a planning permit is required and explain the approval pathway.
Concept Design - We develop a design that responds to your brief while considering the planning requirements.
Planning Application - We prepare the drawings, coordinate consultant reports and, for projects in Victoria, lodge the application with council.
Council Assessment - For projects in Victoria, we respond to council requests and manage the application until a decision is issued.
Building Permit Documentation - Once planning approval has been received (where required), we prepare the documentation for your building permit and construction.
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