What Is a Planning Permit, and Do You Need One?

A planning permit is a legal document granted by the City of Boroondara that gives permission to use or develop land in a specific way. It is not the same as a building permit — you may need both, or only one, depending on your project.

You are likely to need a planning permit in Boroondara if your project involves any of the following:

• Starting a new residential or commercial development

• Using land for a specific purpose (e.g. a home business or change of use)

• Building works on properties within a Heritage Overlay

• Works in a Special Building Overlay, Significant Landscape Overlay, or Land Subject to Inundation Overlay

• Subdivisions or multi-unit developments in Residential Zones

• Developments in Commercial or Transport Zones

Boroondara is known for its strict planning controls, with a significant proportion of the municipality covered by Heritage Overlays — particularly in suburbs such as Hawthorn, Kew, Camberwell, and Canterbury. This makes professional architectural guidance especially valuable from the outset.

The Step-by-Step Planning Permit Process in Boroondara

Step 1: Research Your Property and Planning Controls

Before any design work begins, you need to understand exactly what planning rules apply to your property. This means:

• Obtaining a Certificate of Title from Landata to confirm land details and any encumbrances or covenants

• Running a property report through Vic Plan to identify your zoning, overlays, and any heritage controls

• Using the Council's free myLot planning enquiry tool to check whether a permit is required and which planning rules apply

• Reviewing the Boroondara Planning Scheme in full for your zone and overlay requirements

At Chadwick Architects, we carry out this research as part of every project brief. Understanding these controls early prevents costly design changes later in the process.

Step 2: Seek Professional Planning and Design Advice

Once the planning controls are understood, it is strongly advisable to seek professional input before submitting any application. Boroondara Council offers two ways to get early guidance:

• Free 15-minute appointment with a Council planner — ideal for quick preliminary questions

• Written planning advice for a fee of $206.50 — useful for more complex proposals where a written record is valuable

Your architect or planning consultant can help interpret Council feedback and translate it into design decisions that are more likely to succeed through the permit process.

Step 3: Conduct a Site Analysis

A thorough site analysis is both a Council requirement and a critical design tool. It should document:

• The characteristics of the site and surrounding neighbourhood

• Existing buildings, boundary dimensions, trees, and vegetation

• Orientation, solar access, and prevailing winds

• Elements of surrounding properties that may be affected by the development

For projects involving building extensions, Council requires exact boundary dimensions. We recommend engaging a licensed surveyor at this stage to ensure the accuracy of all plans.

Step 4: Prepare Your Plans and Design Response

Your architectural plans must be drawn to scale and include all key information required by Council. This typically encompasses:

• Existing and proposed buildings with accurate floor plans and elevations

• Site and floor levels

• Details of any earthworks or vegetation removal

• A landscaping integration plan

• A written design response explaining how the proposal responds to the context and character of the neighbourhood

For larger projects — including multi-unit developments and mixed-use developments — you will also need to prepare a landscape plan and an Environmentally Sustainable Design (ESD) report in accordance with Boroondara's sustainability guidelines.

Step 5: Attend a Pre-Application Meeting

Before formally lodging a planning permit application, Boroondara Council strongly recommends — and in many cases effectively requires — a pre-application meeting. This is one of the most valuable steps in the entire process.

Pre-application meetings come in two categories based on the nature and scale of the proposed works:

• Minor pre-application meeting ($310) — covers smaller works, extensions, and simpler residential applications

• Major pre-application meeting ($723) — required for any new building (not an extension) in a commercial zone or Design and Development Overlay, 5 or more dwellings, apartment buildings, new mixed-use developments, or subdivisions of 5 or more lots

During this meeting, a Council planner will review your plans, provide direct feedback, and identify any issues that need to be addressed before lodgement. This fee is non-refundable, and a planner will be in contact within 5 business days of receiving your request. Note that this meeting does not constitute a formal planning decision — a separate permit application must still be submitted.

Step 6: Finalise Your Plans and Supporting Documents

Using the feedback from the pre-application meeting, your architect, neighbours, and any other relevant professionals, now is the time to refine and finalise your documentation. At a minimum, your final submission package should include:

• Final scaled architectural plans

• Neighbourhood and site description

• A written design response

• Certificate of Title (no more than 28 days old)

• A cover letter clearly explaining the proposed development

Important note: Do not include personal information such as names or contact details on any plans or documents submitted, as Council will display application materials on its public planning register.

Step 7: Submit Your Planning Permit Application Online

All planning permit applications in Boroondara are now submitted online through Council's portal. When submitting, you will need to pay an application fee set by the Victorian State Government. The fee varies depending on the type of development and estimated construction cost, and is calculated automatically during the online submission process.

If your estimated development cost exceeds the Metropolitan Planning Levy (MPL) threshold — currently $1,311,000 for the 2025–26 financial year — you must also pay the MPL to the State Revenue Office (SRO) before submitting. The SRO will issue you a certificate to include with your application. Council cannot process your application without this certificate if it is required.

Step 8: Application Assessment and Referral

Once lodged, Council will assess your application against the Boroondara Planning Scheme and the Planning and Environment Act 1987. During this stage:

• Council may contact you to request further information. You must respond within 28 days or your application will lapse.

• Referral authorities such as Melbourne Water or VicRoads may be asked for technical advice. They have 28 days to respond.

• If your application requires amendment before advertising, you can request a Section 50 amendment.

Step 9: Public Notice and Objection Period

If your proposal has the potential to affect neighbouring properties, Council will require public advertising — also known as the "notice period". During this time:

• Notices are typically posted on the property and sent to adjoining owners and occupiers

• The notice period runs for a minimum of 14 days

• Any person can submit an objection during this period

• Council considers all submissions received until a final decision is made

In some cases, Council will hold an informal hearing — inviting the applicant, objectors, and the relevant Ward Councillor — to discuss concerns and explore potential compromises. This is not a formal hearing but can influence the final decision.

Step 10: Council's Decision

After reviewing all information and submissions, Council will make one of the following decisions:

1. Grant the permit — approval to proceed as submitted

2. Grant the permit with conditions — approval subject to specified design changes or ongoing obligations

3. Issue a Notice of Decision to Grant — a 28-day window during which objectors can appeal to VCAT

4. Refuse the permit — the application does not meet the necessary planning requirements

5. Defer to the Urban Planning Delegated Committee — a committee hearing where stakeholders can address Council before a decision is made

If the permit is granted with conditions, you will need to submit amended plans for Council's endorsement before commencing works. There is no fee for the first submission of endorsed plans.

What If You Disagree with the Decision? VCAT Appeals

If Council refuses your application or grants it with conditions you find unacceptable, you have 60 days to lodge an appeal with the Victorian Civil and Administrative Tribunal (VCAT). VCAT operates independently of Council, and its decision is binding.

Similarly, objectors who are unhappy with a decision to grant a permit can also appeal to VCAT. Navigating a VCAT hearing is a complex process, and having experienced architectural and planning representation is strongly recommended.

Faster Approvals: VicSmart and the Townhouse & Low-Rise Code

Not all planning permit applications go through the full standard process. Two faster pathways are available for eligible applications:

VicSmart is a streamlined permit pathway for straightforward, low-impact applications. It is assessed by a single Council planner within 10 business days, with no requirement for public advertising. It applies to simple matters such as minor extensions, some tree removal applications, and small subdivisions that meet specific criteria.

The Townhouse and Low-Rise Code is a relatively new State Government initiative that introduces a deemed-to-comply assessment pathway for townhouse and three-storey apartment developments meeting prescribed design standards. This code includes requirements around front setbacks, tree canopy, open space, and apartment mix. Where a development fully complies with the code, the assessment pathway is faster and more predictable.

Heritage Overlays in Boroondara: What You Need to Know

Boroondara has one of the largest concentrations of heritage-protected properties in Victoria. If your property is within a Heritage Overlay, additional planning requirements apply — including for works that might otherwise be exempt in non-heritage areas.

Heritage considerations affect everything from the choice of external materials and window profiles to roof form, fencing, and landscaping. Any alterations to a heritage-listed building or within a heritage precinct require careful design justification demonstrating that the works are sympathetic to the heritage significance of the place.

Chadwick Architects has extensive experience designing within Boroondara's heritage precincts and working constructively with Council's heritage advisors to achieve outcomes that respect history while meeting modern lifestyle needs.

Recent Changes to Planning in Victoria: What Applicants Should Know

The planning landscape in Victoria is evolving rapidly. Several significant Victorian Government reforms are affecting how applications are assessed in Boroondara:

• Activity Centre Program: Boroondara is home to several activity centres — including Camberwell Junction — where the State Government is planning new zoning and density controls to accommodate additional housing near train stations and tram stops.

• Canopy Tree Protections (Clause 52.37): Since September 2025, a planning permit is required in additional circumstances before removing, destroying, or lopping a canopy tree. This applies in Boroondara and should be considered early in any design process.

• Great Design Fast Track: A new pathway allowing the Minister for Planning to directly approve architecturally exemplary projects, bypassing some Council and VCAT processes.

Tips for a Successful Boroondara Planning Application

• Start early. Planning in Boroondara can be time-consuming. A typical application, from preparation to decision, can take anywhere from three to twelve months depending on complexity and the level of objections.

• Talk to your neighbours. Early consultation with adjoining owners is not just good practice — it can genuinely reduce objections and lead to a better design outcome.

• Engage an experienced local architect. Knowledge of Boroondara's specific planning controls, heritage character, and Council preferences is invaluable when preparing plans and documentation.

• Don't underestimate the design response. A well-written and clearly argued design response can make a significant difference to how your application is received by Council planners.

• Attend the pre-application meeting. This step is non-refundable but consistently proves its worth — finding out early what Council's concerns are will save far more time and money than it costs.

How Chadwick Architects Can Help

At Chadwick Architects, we take a hands-on approach to the planning permit process — from initial property research and site analysis right through to endorsement of final plans and construction oversight. We have a deep understanding of Boroondara's planning scheme, heritage controls, and Council expectations, and we bring this knowledge to every project.

If you're planning a project in Boroondara and want to ensure the best possible outcome, get in touch with our team for an initial consultation. We'd love to help you turn your vision into a reality — efficiently, and with confidence.

Contact Chadwick Architects today to discuss your project.

© Chadwick Architects  |  chadwickarchitects.com  |  This article is provided for general information purposes only and does not constitute legal or planning advice. Planning requirements change — always confirm current requirements with the City of Boroondara or a qualified planning professional.

Disclaimer

This content is provided by Chadwick Architects for reference purposes and as general guidance. It does not take into account specific circumstances and should not be relied on in that way. It is not legal, financial, insurance, or other advice and you should seek independent verification or advice before relying on this content in circumstances where loss or damage may result. Chadwick Architects endeavours to publish content that is accurate at the time it is published, but does not accept responsibility for content that may or has become inaccurate over time.