couple-architect-looking-plan
10 council-friendly building application tips
Jane Ryder, January
2017
Are you planning to build a new home or improve your existing one? Before you consult an architect, a quick read of our tips may help you secure a quicker, less costly and drama-free approval from your local council.
The lead up to building is a busy and exciting time and you’re in control. You (and your partner) choose the finance provider, architect, builder, and design and layout of your new home and its fixtures and fittings. Unfortunately, once your plans are submitted to council for approval you’re no longer in the driver’s seat and as a passenger, it can be a long ride with an unknown arrival time!
Not knowing how long council will take to approve your plans is frustrating and inconveniencing, as you’re keen to get the job started and you’re unable to set a start date with your builder. Unfortunately, many people experience uncertain processing times and long delays, largely due to requests for amendments and additional information, which ultimately extends a project’s completion date.
Across Australia, approval processing times vary greatly between councils and applications. Take NSW for example: in 2014/2015, while the average was 48 days (according to NSW government statistics) some councils took over 100 and one in three applications were returned for further information resulting in an average additional delay of 52 days.
[caption id="attachment_6866" align="alignnone" width="690"]
While your architect can design your dream home, a town planner can help make it a reality.[/caption]
If you’ve already bought your block of land or home you plan to improve, you can’t choose or change your council nor improve their determination times, but you can create an application that will be easier and quicker to process. Read on to find out how.
Proactively manage your application by creating an action plan, establishing deadlines, chasing up overdue tasks, and regularly checking its progress.[/caption]

TIP 1: Be realistic
Take a deep breath and accept that preparing an application that complies with local council regulations and requests is going to take some time, money and effort, mostly on your part. “Get your plans as compliant as possible before you submit them to council,” recommends Tom Franklin, a developer of luxury residences in Sydney, Perth and Surfer’s Paradise.TIP 2: Hire a town planning consultant
While your architect can design your dream home complete with Jamie Durie-inspired indoor-outdoor patio, designer kitchen with hydroponic vertical garden and private parent’s retreat, a town planning consultant, or town planner, can help make it a reality. “A town planner can assess your site and prepare all the required accompanying documentation ensuring it meets the local council planning and development codes and regulations,” Tom explains. “I always hire a town planner to create the SEE.” The SEE is the NSW Statement of Environmental Effects, a written report required to accompany development applications. Other states have similar reports, including the Residential Development Provisions or ResCode in Victoria and MyDAS in Queensland. A town planning consultant can also identify and investigate any site-related issues, explain how they can be addressed and recommend other specialists such as engineers, arborists and environmental consultants to provide viable solutions. Issues that commonly need addressing include compromises to your neighbours’ natural light, views and access; drainage; water courses; heritage orders; easements; and minor impacts on the surrounding environment. “Another benefit of getting a town planner on your team is that many have previously worked within or alongside local council and have valuable inside knowledge,” adds Tom.TIP 3: Do your homework
Read up on your local council’s application requirements, planning and development regulations and your site - you’ll be surprised how much information is available on their website. Some councils even provide handy application checklists and guides on sustainability, heritage buildings, fire and flood safety, swimming pools, building standards and environmental considerations. Most of these resources are free and readily available if you own land or a home in their area.TIP 4: Check out homes in your local area before you book your architect
Some councils with older suburbs in their jurisdiction (think Sydney’s Mosman, Melbourne’s Hawthorn, and Brisbane’s Paddington) have a strong focus on preserving the original streetscapes and period style, so it’s not surprising that submissions for modern designs lacking any of the dominant local design features may be knocked back. “This situation has resulted in the popular solution of retaining the original, period style front of the house and adding a modern extension to the back,” explains Tom. [caption id="attachment_6868" align="alignnone" width="690"]