Stop this Planning permit madness
- Swarup Dutta
- 5 days ago
- 2 min read
Why Do Victorian Planning Permits Take So Long?
In Victoria, planning permit approvals now average around 140 days. When objections or complex referrals are involved, the timeline can extend beyond 300 days. In many cases, that means 10–12 months before construction can even commence.
These delays have a direct impact on development feasibility, yield and project viability.
Why Planning Takes Longer Today
Council Workload and Resourcing
• Councils are under-resourced• Planning teams are carrying heavy caseloads• Applications are becoming more complex• Additional permit conditions are being introduced late in the process, delaying endorsements and ultimately the Building Permit
Policy Complexity Keeps Growing
• Garden Area (Clause 32.08)• Neighbourhood Character overlays if applicable• Tree protection and canopy cover requirements• Stormwater and ESD compliance• Height and overshadowing controls
Regulation has increased significantly over the past decade, but approval resources have not.
Key Reasons For Delays
• Objections and community opposition• Referral authority response times• Long RFIs requiring multiple consultants• Council resourcing limitations• Character and policy conflicts requiring redesign• Permit condition negotiation and endorsement delays
Even compliant projects can be slowed by disagreement or perception rather than clear policy breaches.
Why Delays Impact Feasibility So Severely
Every month of delay adds cost, including:
• Increased holding and interest expense• Construction cost escalation• Market uncertainty• Design changes to meet updated policy• Re-engaging consultants and contractors.
The longer the process drags on, the more the feasibility is eroded.
Typical real-world timeframes:
• 140+ days for standard subdivision permits• 300+ days if objections are lodged• 18–30 months if escalated to VCAT
Time is one of the most expensive components of a development, but rarely appears in feasibility spreadsheets.
Sites at Higher Risk of Delay
• Corner lots with two street frontages• Sites with significant trees or canopy requirements• Steeply sloping land• Sensitive neighbourhood character areas• Reduced car parking proposals• Overlooking or overshadowing concerns
Risk factors generally increase scrutiny and extend assessment time.
How Experienced Developers Reduce Timeframes
• Pre-application consultation to address issues early for complex projects• Engaging with neighbours before advertising• Ensuring documentation is complete and compliant at submission• Minimising triggers for multiple referrals• Using a skilled town planner to manage issues and objections• Designing to meet Garden Area and canopy requirements from Day One
Conclusion
The planning process in Victoria is no longer a 60-day exercise.140–300+ days is now standard for many subdivision applications.
Time delays can cost more than:
• Losing a dwelling
•Minor redesigns
• Increased construction costs
Once feasibility collapses, the project doesn’t get built.
Looking to reduce your planning risk?
We help developers and landowners navigate Council requirements, avoid redesigns, and protect feasibility from delays.
Contact us to Learn more
• Subdivision Planning Services
• Feasibility and Due Diligence
• VCAT Representation and Advocacy
Or book a consultation to review your site’s development potential.
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