A planning permit is required for most development and land use changes in Victoria. Whether you are building a second dwelling, subdividing land, changing land use or extending a commercial building, understanding the planning permit process is essential. This guide covers the full Victorian planning permit process for 2026.
Do You Need a Planning Permit?
In Victoria, you need a planning permit if: your land is in a zone that requires a permit for your proposed use or development; your land has an overlay (heritage, flooding, vegetation) that triggers a permit; or your proposal requires a subdivision. The first step is always checking the Planning Property Report for your specific lot via DELWP’s Vicplan portal.
Victorian Planning Permit Process — Step by Step
- Check your zone and overlays via Vicplan
- Determine if a permit is required for your specific proposal
- Engage a town planner or architect to prepare permit documents
- Lodge the application with your council with all required plans and reports
- Council notifies neighbours and publishes notice (typically 14-day objection period)
- Council assessment (target: 60 days for straightforward applications)
- Decision issued: permit granted, refused or referred to VCAT
- If approved: comply with all permit conditions before commencing works
Planning Permit Timeline and Fees
| Stage | Timeline | Typical Cost |
|---|---|---|
| Town planner preparation | 2-6 weeks | $3,000 – $12,000 |
| Council fee (lodgement) | At lodgement | $1,200 – $3,000+ |
| Council assessment | 60-180 days | Included in fee |
| VCAT appeal (if required) | 6-18 months | $2,000 – $20,000+ |
How to Improve Your Permit Approval Chances
- Engage an experienced town planner who knows your council’s preferred character guidelines
- Pre-application meetings with council planners are available in most councils
- Design to respond to the neighbourhood character
- Address all potential objection points in your planning report
- Have a heritage consultant involved early if any heritage overlay applies
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