24 Oct Understanding the Impact of Planning Policy on Your Project
Every local council in Victoria has planning policy – and some have more than others! It is important to understand the planning policies that apply to your project to make sure that your project won’t become derailed.
Planning Policy is made up of both state policies and local policies: guidelines that are both general to the majority of Victoria as well as ones that are specific for the local council that you are within. Often planning policies are formed for the most popular types of developments or in response to significant issues (you could think of them as a sort of FAQ to planning).
Common Planning Policies
Some common planning policies in most councils are a housing policy and a neighbourhood character policy or residential development policy. These policies are designed to guide and control residential development, both in location and form. Local planning policies can be more subjective than prescriptive. This can make it hard to know exactly what will be supported, so getting advice early from a town planner (Council or private) can be worthwhile.
Another policy that is quite common is an Environmentally Sustainable Development policy which may require a Sustainable Design Assessment as part of your planning application. I discuss more about Sustainable Design Assessments in this post.
There are also planning policies to guide commercial/industrial development as well as ones that are focused on the environment/preserving the landscape values of special areas.
Why Does Planning Policy Matter?
Planning policies are the rules and guidelines that govern land use and development in specific areas. They provide guidance on what types of uses and developments are supported to ensure that projects fit in with the existing environment, meet community needs, and don’t unreasonably impact on other properties.
The planning policy can dictate the preferences for uses and development in the area and it can also specify if other assessments or information will be required to demonstrate compliance.
Planning policy can impact on an application and it will generally not be successful to make an application for a planning permit that is the contrary of the policy. For example, proposing a high level of development within an area designated for minimal change or vice versa. Therefore, it is important to understand the implications of policy on your project early on.
What To Do
I would recommend becoming familiar with relevant planning policies early on in the process, so that you can identify issues early on and make informed decisions that align with both your vision and regulatory expectations. This proactive approach not only enhances project feasibility but also contributes positively to community development goals.
Next, consider consulting with a planning professional early in the process. An experienced planner or consultant can provide valuable insights into how local policies might impact your project. They can help identify potential compliance issues before they become significant problems.
Finally, be prepared for flexibility in your project’s design. Sometimes adjustments are necessary to meet specific policy requirements without compromising your overall vision.
Supporting a Planning Application
As a Town Planner, part of my role is to provide positive justification for a proposal, particularly if there are discretionary policy items. However, involving a town planner doesn’t automatically mean something will be approved. Often the most valuable advice I can give is to say that something won’t be successful, so that modifications can be made early on to mitigate your risk. You can read more about working with town planners in this post.
I have seen many refusals for both overdevelopments (too many units for the site) and underdevelopments (to few units for the site) and, in many of these decisions, it has come down to a decision that the proposal is not in line with the neighbourhood character or other local council policies, even if they have met the basic requirements of Clause 55 (State Government guidelines). More and more there have also been decisions handed down at VCAT that have echoed these Council decisions.
So what is my message? Ignore planning policy at the possible peril of your project! Rightly or wrongly, the council policy has a significant part to play in many planning decisions. To improve the chances of success for your project you should know, understand and align your project with the policies.
Need help understanding the local policies in your area? Contact us today and we can help guide you through it.