Residential project specialist.Strategic advice and compelling town planning reports win planning permits.
Swarup Dutta: The Planner Who Designs. The Expert Who Develops.
Bridging the Gap Between Design Vision and Statutory Approval.
Led by Registered Planner Swarup Dutta – Over 250 Planning Permits Successfully Managed Across Melbourne, Offering Expert Guidance on Dual Occupancy, Townhouses, Subdivisions, Childcare and Medical Centres, and Contemporary Developments, with Proven Council and VCAT Success.
Navigating the Victorian planning system in 2026 requires more than a designer; it requires a strategist. As a Registered Planner and Associate of the Australian Institute of Architects, I offer a rare dual perspective. I understand the "art" of a beautiful home and the "law" of a successful permit.
With a track record of 250+ planning permits managed, I provide developers and landowners with a decisive edge in a crowded market.
Swarup Dutta designs and manages town planning applications across all 79 Victorian councils, from metropolitan Melbourne to regional and rural areas. His experience spans every local government area, including Alpine Shire, Ararat Rural City, Ballarat City, Banyule City, Bass Coast Shire, Baw Baw Shire, Bayside City, Benalla Rural City, Boroondara City, Brimbank City, Buloke Shire, Campaspe Shire, Cardinia Shire, Casey City, Central Goldfields Shire, Colac Otway Shire, Corangamite Shire, Darebin City, East Gippsland Shire, Frankston City, Gannawarra Shire, Glen Eira City, Glenelg Shire, Golden Plains Shire, Greater Bendigo City, Greater Dandenong City, Greater Geelong City, Greater Shepparton City, Hepburn Shire, Hindmarsh Shire, Hobsons Bay City, Horsham Rural City, Hume City, Indigo Shire, Kingston City, Knox City, Latrobe City, Loddon Shire, Macedon Ranges Shire, Manningham City, Mansfield Shire, Maribyrnong City, Maroondah City, Melbourne City, Melton City, Mildura Rural City, Mitchell Shire, Moira Shire, Monash City, Moonee Valley City, Moorabool Shire, Moreland City, Mornington Peninsula Shire, Mount Alexander Shire, Moyne Shire, Murrindindi Shire, Nillumbik Shire, Northern Grampians Shire, Port Phillip City, Pyrenees Shire, Borough of Queenscliffe, S outh Gippsland Shire, Southern Grampians Shire, Stonnington City, Strathbogie Shire, Surf Coast Shire, Swan Hill Rural City, Towong Shire, Wangaratta Rural City, Warrnambool City, Wellington Shire, West Wimmera Shire, Whitehorse City, Whittlesea City, Wodonga City, Wyndham City, Yarra City, Yarra Ranges Shire, and Yarriambiack Shire.
expert-townplanning-79-victorian-councils
Why Experience Matters.
Victorian Councils expect more than just drawings; they expect forensic alignment with local planning schemes.
My background ensures your project is compliant from the first sketch:
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Registered Planner & VPELA Member: I stay at the forefront of Victorian Planning and Environmental Law.
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Design Authority: As an Associate of the Royal Australian Institute of Architects, I ensure "Planning-First" never means "Design-Second."
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Former University Lecturer: I don't just follow the rules; I have taught the next generation of planners how to interpret them.
I Practice What I Preach
I am not just a consultant; I am a developer. I have personally navigated the high-stakes objections and Council resistance that you may be facing right now.
My personal successes include:
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High-Profit Subdivision: Successfully designed and delivered my own dual-occupancy project.
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Strategic Rezoning: Negotiated the rezoning of a prestige residence to accommodate a four-storey apartment complex.
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Complex Conversions: Secured residential status for non-residential land on a clifftop site and successfully owner-built the project.
The Lesson: I know what it feels like to have your capital on the line. I treat your application with the same forensic persistence I apply to my own developments.
Specialist Expertise Across 79 Victorian Councils
From metropolitan Melbourne to regional growth corridors, I personally oversee every application.
My work spans:
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Medium Density: Dual occupancy, townhouses, and multi-unit developments.
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Commercial: Childcare centres and medical clinics.
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VCAT Advice and Representation (if time allows): A meticulous approach to design and reports that stands up to the highest level of scrutiny.
Satisfaction!
"We will have three homes on our block, all with spectacular views across the bay. The service from Swarup has been faultless in both process and design." — Rae
"The Mount Waverley clinic is going very well, and we could not have done it without you." — Dr. GK, Medical Centre Developer
Let’s Secure Your Permit.
Stop navigating the Council maze alone. Whether you are looking for a forensic site verdict or full permit management, let’s leverage 250+ approvals of experience to get your project moving.
If you are planning to subdivide or develop land for a dual occupancy, town house, apartment, multi-lot subdivision, commercial or industrial development you will require council approval. Council's ever changing polices and regulations can be a minefield.
We will deliver start to end design, town planning, management at council and construction solutions.
Swarup has a significant market advantage in providing all of the town planning, architecture, building and subdivision services required to deliver your project from one source.
This collective synergy delivers significant time efficiencies and enables seamless interaction between the four disciplines commencing with the concept design and development approval phases.
We will work with you to successfully guide your project through the council planning maze and create a unique vision of your future development.
Town Planning Manager and Founder , Swarup and his team have a wealth of skills and experience to smoothly navigate the planning requirements of local government statutory frameworks.
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Our specialist services:
Whether you are a first time developer (and we understand how complex the process can be) or if you have developed before, you will benefit from our broad experience and the professional services we offer:
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Design Brief to Concept design
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Town Planning Design and Documentation
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Town Planning ( Planning Scheme- Rescode) & other Reports
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Management of Application at your local Victorian Council
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Building Permit documentation and Working drawings
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Construction Cost Estimate
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Feasibility Report
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Marketing Collateral
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Building Tender evaluation
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Project Management
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Subdivision- dual occupancy to 50 lot subdivision
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New House, Medical Centre, Commercial or Industrial projects
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Fixed Price Construction offer (new Homes).
First things first!
We will assess your property against the current council planning policy taking into consideration the zoning, schedule to the zoning, planning overlays, neighbourhood character, streetscape to name a few planning criteria council considers. Underpinned by the research, we will advice you on the best strategy to achieve your development goals or get as close as possible to reaching it.
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We will design the development and write a compelling report arguing why Council should support the Town Planning Application.
Council may require some modifications to the design which we can address subject to it being reasonable.
Our fixed fee covers the town planning report, initial design and design changes Council requires.
Town Planning reports for property developers and building designers in Victoria.
Contact us for your custom town planning report.
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PLANNING DESIGN
Design integrated with Town planning strategy equals planning approval.
Swarup has 250 planning permit management experience. He understood Victorian Councils expect a better understand of their planning policy. His designs marry planning policy with a spatial experience to maximise occupant comfort while achieving high development yield.
Town Planning design and Planning Application documentation for a high yield development.
Contact us for your design and town planning documentation.
The Subdivision Process.
A certificate of title for individual allotments will not be issued until the plan of subdivision has been approved or registered by the Registrar of Titles.
The normal steps involved for a subdivision is as follows:
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APPLY FOR PERMIT
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Apply to Council for Application for a Planning Permit to Subdivide
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Application may need to be advertised in local paper and advice adjoining owners
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Referred to nominated agencies (Referral Authorities)
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Referred to Technical Services, Building, Environmental Health and Strategic Planning for comment.
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Council to consider the application and Issue Planning Permit with Conditions or refuse the permit.
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CERTIFICATION OF PLAN
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Owner appoints a Licensed Surveyor to prepare a plan of subdivision. (2 hard Copies – Formal Plans)
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Apply for Application for Certification - Form 1 (This form advises Surveyor who this application will be referred to)
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Referred to nominated agencies that have conditions on Planning Permit
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Referred to Technical Services, Building Environmental Health and Strategic Planning for their approval. (Only if there is conditions from their department)
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A plan will be Certified when the conditions on the planning permit have been met or arrangements have been made to meet those conditions, along with any other matter set out in Section 6(1) of the Subdivision Act.
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The Certified plan to be lodged at the Titles Office. Steps Statement of Compliance -
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FINAL RELEASE
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Completed the entire requirements on the planning permit – all referral authority and Council conditions have been met.
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Before a Statement of Compliance can be issued, written advice from a Licensed Surveyor must be provided to the Council in a prescribed form. This should be to the effect that the subdivision including all lots, roads, common property and reserves) has been marked out or defined.
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The Statement of Compliance to be lodge at the Titles Office for new titles to be issued.
Swarup has had dealings with Councils across Greater Melbourne and some in regional Victoria.
The Founder/Principal of AuArchitecture has assessed properties right across Greater Melbourne and some surrounding areas for developing dual occupancy and multi unit subdivisions.
He has successfully managed planning applications for developers and architects from Councils spread between Mornington and Dandenong right across to Geelong and surrounds, Macedon Ranges Shire Council suburbs, Frankston to Epping, Malvern to Eltham, Box Hill to Knox City council suburbs and the list goes on.
He has interacted with most Councils including:
Banyule Council, Bayside City Council, Boroondara City Council, Brimbank City Council, Cardinya Shire Council, Casey City Council, Darebin City Council, Frankston City Council, Glen Eira City Council, Greater Dandenong City Council, Hobsons Bay City Council, Hume Council, Kingston City Council, Knox City Council, Manningham City Council, Maribyrnong City Council, Maroondah City Council, Melton Sire Council, Monash City Council, Moonee Valley City Council, Moreland City Council, Mornington Peninsula Shire Council, Nillumbik Shire Council, Port Phillip City Council, Stonnington City Council, Whitehorse City Council, Whittlesea City Council, Macedon Ranges Shire Council, Geelong City Council, Surf Coast Council, Yarra Ranges Council, City Of Ballarat and others.
So which Councils are pro development and friendlier than others? That is the question most new developers ask! Feel free to ask us if you are thinking of developing.
If you are thinking of developing your land in areas governed by the councils named above or wish to ascertain how your planning application will go in these areas contact us for a Complimentary property assessment or call him on 0448 170 132 - 7 days before 7pm.
GENERAL OVERVIEW ON RESIDENTIAL PLANNING REQUIREMENTS
A property is attractive to a developer when the zoning, its schedules and overlays are conducive for a fast planning approval.
Each property is governed by its particular zoning- most zoning allow dual occupancy and townhouse developments.
The number of units you will achieve depends on the zoning schedule, location, aspect (site orientation), proximity to infrastructure, vegetation on and off site, neighbourhood character and site features to name a few.
An experienced planner will consider all these items when providing advice or when writing a planning report. ( see an example of a report we documented below).
The common residential Zoning are Residential Growth Zone, General Residential Zone and Neighbourhood Residential Zone.
Other zones include Township zone and others related to low density or farmland. There are zoning specific to commercial, mixed use and industrial.
The Schedule to each residential zoning specifies certain criteria which should be satisfied- like setbacks, site overage, landscaping, open space type and size and others.
In some instances the number of units which can occupy the land is specified- these apply to the more restrictive Neighbourhood Residential Zone.
Residential developments must comply with the relevant clauses of the Planning Scheme and in particular the multiple standards of Clause 55. Apartment projects must satisfy the new and very stringent Clause 58.
Garden Area requirements MUST be satisfied. In the typical development site above 650sqm, the Garden Area must be a minimum of 35%. Smaller lots require 25% or 30% of garden area.
Our experience shows this requirement really cramps up on the amount of developable land. In many cases we found the 35% meant losing one unit!
While the trade off for the Garden Area, in theory, was an increase in height of the building. However, most councils would discourage going above two storeys in the mid to outer ring outer suburbs as that would go against the Neighbourhood character of the area.
Garden Area requirements do not apply to the Residential Growth zones.
Parking is a major challenge for developers; as the number of units and number of bedrooms per unit is governed by the number of parking spaces to be provided in the design.
In some instance Councils might vary the parking requirements; however that is not common in the typical townhouse/dual occ type development. Councils traffic engineer's are playing a key role in decision making nowadays.
Visitor parking, open spaces per dwelling and driveway design all chew up valuable developable land. In some zoning schedules, each dwelling must be provided with 80 sqm. of open space (as shown below) which is almost the size of the living areas of unit's footprint! Other Schedules might lower the site coverage- or put simply , the size of the building footprint.
An inexperienced designer will make mistakes if they do not understand the implications or the mandatory requirements of the planning scheme- which is a thick document!
Planning overlays control design, building height, vegetation and materials to name a few. A Design Development Overlay (DDO) example is shown below. Many properties are not burdened by a DDO. Those affected by a Bushfire Management Overlay (BMO) will require a BMO consultant's report. Designing in a BMO affected site will require consent from the CFA.
Planning also takes into account any restrictions on the property title, front and boundary setbacks, shadowing impacts on neighbouring lots to name just a few standards we consider when designing any project..
An experienced Town Planner will guide you through the maze of policies each council has adopted. Contact our Registered Planner for your complimentary advice. What can you build on your land?
Case Studies
DUAL OCCUPANCY SUBDIVISION
A tandem style dual occupancy - one behind other- is the most common form of backyard subdivision.
Demolish the existing home to build two new homes or retain it and build one additional dual occupancy home in the backyard.
Can you dual occupancy your property & double your rental income?
DUPLEX
PROPERTY SUBDIVISION
Double your property's potential with a side by side duplex style dual occupancy subdivision which often generates more floor area. Each dual occupancy subdivision has its own street address and less common property to share. Some Councils prefer minimum frontage width.
Can you duplex your property and reduce mortgage?
Live in one and sell the other!
TOWNHOUSE
PROPERTY
SUBDIVISION
Subdivide and develop property with the appropriate zoning into 3 or more dwellings to maximise subdivision yield.
Town house developments require additional design and town planning skills to maximise yield.
Can you build 3 or more townhouses on your land and benefit from multiple rentals?
Find out now.
Start the journey.
$250,000 GAIN
Our client bought a difficult site at Murumbeena for $1.3 million which unknown to them had a storm water drain bisecting the property. We secured planning approval for two large duplex units. They sold the property with planning permits for $1,550,000.00.The neighbour next door applied for a duplex through a different firm and got refused.
LAND REZONED FROM CAN'T BUILD ON TO OK TO BUILD
Swarup negotiated with the local council to allow a home to be built on a water front block which was ecologically sensitive, had serious geotechnical problems and zoned as never to be built on. After 2 years of negotiations with council including that with the General Manager and all engineers, he had the land rezoned and owner built on the 3000 sqm block.
The value of the land increased ten fold!
MEDICAL CENTRE REFUSED! THEN APPROVED
" I just wanted to wish you and your family a merry Christmas. The Mount Waverley clinic is going very well and we could not have done it without you."
Surgeon client and Lawyer wife.
They contacted Swarup from the UK where they were then living. Their application for a medical centre (applied through a different firm) was refused by Monash Council.
Swarup applied for a new planning application and.secured them a permit.
Clients and patients (including me) are thrilled with the outcome.
HERITAGE PROPERTY
Swarup applied for the demolition of the rear of a heritage cottage and secured planning approval for a large 6 bedroom home with swimming pool.
The wonderful owners are overjoyed they could renovate and extend on a heritage property. The value of the renovated house stands around $2.4 million.
PARENTS HELP OUT DAUGHTER
The wonderful parents helped their daughter buy- or more like build- her first home.
We secured approval for a dual occupancy subdivision in a small backyard.
The daughter bought the subdivided rear yard and is building her first home there. She can now live close to her elderly parents and in an area she is accustomed to and close to her work.
The parents cashed in the equity from their backyard-that's what a dual occupancy subdivision provides.
CHALLENGING DUAL OCCUPANCY
Swarup had the whole Council and a street full of objecting neighbours up in arms as they did not want to see their prestige properties carved out for dual occupancy type developments. Persistence, good design and knowledge secured a permit which unlocked huge equity from this heavily vegetated site
