The Planners and the Council told us that we couldn't even put three houses on our 7 acre block outside Warrnambool, much less sub-divide it.

It took five years, but we did it. We have a planning permit allowing three separate dwellings on our land. We live in one; the other two have tenants in them. We've just rezoned and will soon subdivide.

Many developments in Victoria are derailed by the delays, costs and distraction that come when the planning approval turns sour. We can conduct research to ensure that your Application meets all the criteria for Local Council provisions & the Local and State planning policy frameworks. The key to a painless approval is an application that addresses all the requirements of the planning scheme and presents a solid justification for the development.

Writing your application is complex territory, governed by a maze of state and municipal policies, strategic statements, zones, overlays and provisions. A myriad of strategies, policies and zone and overlay controls apply to your site. Just because a permit can be granted does not mean it will be granted - the municipality must decide whether the proposal will produce acceptable outcomes in terms of the decision guidelines of this clause - requirements covering everything from the economy to the environment and covering such matters as mandatory building heights and setbacks, environmental requirements, car parking ratios and perhaps a qualitative assessment of neighbourhood character. In some areas, there are restrictions on paint colours, and on styles of verandas, fences, gates, external doors and windows.

Elephant concepts will:

• Ascertain the planning requirements relevant to your property;
• Structure your development proposal to fit within those requirements
• Consult with your town planner, architect and builder to arrange properly-drawn plans
• Prepare the business Case and Environmental Site management Plans (download sample environmental site management plan and land capability assessment)
• Obtain site plans from surveyors
• Write the Planning Proposal and Application for Planning Permit.

Service covers applications in Victoria only. Prices start at $600. Hourly rate $120. All prices include GST.