Resource: Planning Consent Assessment Pathways
Applications for Planning Consent have four different ‘assessment pathways’, with varying timeframes and complexity. Here’s the rundown of what you need to know for the four main assessment pathways:
Accepted Development:
The simplest pathway. If your project can fit certain criteria, no Planning Consent is required, only Building Consent. This pathway most commonly applies to verandahs, carports, and outbuildings (sheds), but can apply to applications for partial demolition, building alterations (internal works), and even dwellings in master planned zones.
Deemed-to-Satisfy:
A deemed-to-satisfy pathway can be most easily thought of as a ‘tick box’ assessment. If your development satisfies all the relevant ‘deemed-to-satisfy’ criteria (or includes minor variations from the relevant criteria), then the Relevant Authority must grant Planning Consent. Not only that, the Planning Consent can be granted by a Private Planning Accredited Professional Level 4 (or Level 3 if minor variations from the deemed-to-satisfy criteria are found).
Not sure if your project can be classified as deemed-to-satisfy? Contact us today with plans, and we can let you know whether your project is deemed-to-satisfy, or what to do to make your project deemed-to-satisfy.
If your project is deemed-to-satisfy, and all the relevant information has been provided Urban Horizons guarantees your Planning Consent within 24 hours of verification.
Performance Assessed:
A Performance Assessed pathway is the pathway most development applications take. Performance assessed applications are a much more thorough, and at times complex assessment, with qualitative provisions which in some cases can be open to interpretation.
Performance Assessed development cannot be granted Planning Consent by a Private Planning Accredited Professional, and may be subject to Requests For Information, Public Notification, and Referrals to external bodies. In addition, timeframes for Performance Assessed applications are typically:
20 business days;
40 business days where referral(s) are required;
60 business days where public notification is required;
70 business days where both public notification and referrals are required.
Not only that, if a Request for Information is sent by the Relevant Authority, the clock stops, creating further delays.
Applications in this pathway benefit from clear communication, thorough documentation, and a deep understanding of the Planning and Design Code right from the beginning. That’s where Urban Horizons can help:
Lodgement Reports: Professional, tailored reports that set your case up right and streamline Council review.
Responses to Requests for Information: Quick, informed, professional responses. Covering technical and planning requirements to keep your application moving.
Professional Contacts: Knowing which allied professionals to contact for any given matter, such as traffic engineers or civil engineers.
Public Notification & Representation: Help managing notification requirements and crafting responses to representations from the community.
Council Liaison: Acting as your advocate. Interpreting feedback, clarifying policy, and smoothing interactions so you get clear answers and cut through confusion.
While it’s council who ultimately grants consent, expert support along the way boosts your odds, reduces costly delays, and lowers your stress. If you’re tackling a performance assessed development, let’s talk about how you can get it across the line with fewer obstacles and more certainty. Contact us today for tailored advice.
Restricted:
A Restricted pathway is for development which is significantly at odds with what the relevant Zone is seeking. Examples of this include shops with a site area greater than 1000 square metres in most ‘Neighbourhood-type’ Zones, or ‘Special Industry’ in most non-residential Zones.
Applications which undergo a restricted pathway are assessed by the State Planning Commission, and generally follow a much stricter and thorough assessment than the other pathways. Oftentimes, Development will require special circumstances to be appropriate in such a Zone, as such, generally if the land use will be Restricted, the land use may not be appropriate for the site.
Summary:
The development pathways listed above vary in their complexity, timeframes, cost, and even who assesses the application. Not sure which assessment pathway your project is going to take? Contact us today and we can let you know.