When you’re just getting started in property development, you might imagine spending most of your time on site or evaluating properties. While you might spend a fair amount of time doing that, you’ll also spend a lot of time preparing applications. Applying for a planning permit is no simple task. Aside from ensuring your project complies with local regulations, you also need to submit specific supporting documentation. In this guide, we’ll take you through all the documentation you might need to submit when applying for a planning permit.
Planning Permit Essentials
No two developments are the same. There are variables that affect what documentation you may need to include. However, there are also core documents. These are the foundation of planning permits and are included with every application:
- Application Form: This is the official document provided by your local planning authority. It outlines the project details, applicant information, and serves as the roadmap for the rest of your submission.
- Site Plan: A detailed drawing that shows the property’s existing features and proposed layout. This includes property boundaries, existing structures, and the proposed location of new buildings, driveways, and landscaping.
- Building Plans: A comprehensive set of technical drawings drafted by a professional (architect, engineer) that detail the design and specifications of the proposed development. These plans should adhere to relevant building codes and zoning regulations. They might include:
- Site plan.
- Floor plans.
- Elevation drawings.
- Section drawings.
- Landscaping plan.
Supplementary Planning Permit Documentation
The core documents are vital. But there are several supplementary documents you might need to include, depending on your project:
- Ownership and Title Deeds: Proof of your legal right to develop the land.
- Zoning Verification: Documentation confirming the property’s zoning designation and any permitted uses within that zone. If the property needs to be rezoned, you might be able to include the application for this with your planning permit application. First check with the local planning department.
- Heritage Overlay Reports: If your development is in a heritage-protected area, you will likely need a Heritage Impact Assessment (HIA) evaluating the historical or cultural elements and your development’s impact on them.
- Environmental Impact Assessments: Depending on the project’s scale and potential environmental impact, an Environmental Impact Assessment (EIA) report might be required. This report outlines potential environmental effects and mitigation strategies.
- Traffic Impact Studies: For projects that could increase traffic flow in the area, a traffic impact study may be necessary. This analyzes potential traffic congestion and proposes solutions to mitigate it.
- Engineering Reports: If your project involves significant structural changes or modifications to utilities, engineering reports prepared by professionals might be required. These reports address structural integrity, drainage, and other technical aspects.
- Neighbor Notification: Sometimes you may need to notify neighboring properties about your development plans. Proof of notification can be included in your application.
Gathering the Right Documents
Now that you understand the key documents, here are some tips to streamline the process of gathering them:
- Contact Your Local Planning Authority: The best place to start is always your local planning department. They can provide specific details on required documentation, application forms, and any local variations.
- Consult a Professional: An experienced planner or architect can be valuable in working through the complexities of the planning permit process with you. They can advise on supplementary documents needed for your project and ensure everything is compiled correctly.
- Start Early and Be Thorough: Don’t underestimate the time it takes to gather all the necessary documents. Incomplete applications lead to delays or even rejection.
Specific requirements can vary depending on your location and the nature of your project. Consult your local planning authority and relevant professionals for the most up-to-date and accurate information.
Staying Organized
When working with a large volume of documents, it is easy to get things mixed up or misplace key documents. Consider the following:
- Use a Consistent Format: Keep the layout and numbering system for all documents uniform.
- High-Quality Plans and Drawings: Ensure your site plans and building plans are clear and precise.
- Clear Labeling: Label all documents and drawings appropriately for easy reference by the planning department.
- Make Copies Before Submitting: Have a full backup copy of your application. This helps if a document is misplaced and makes it easy for you to check your copy when you need to respond to any queries.
- Digital Copies: If your local planning department offers the facility, submit digital copies of your application for ease of review. Modern systems such as Archistar’s eCheck include digital compliance checks. These systems automatically check your application against hundreds of local regulations for compliance. If it passes, it is sent through for manual review, but if it fails you have an opportunity to fix any errors and resubmit.
Understanding the essential and supplementary documents—and keeping them organized—brings you closer to realizing your development vision. And remember to check if your local planning department uses eCheck by Archistar. If they don’t, they can request a demo to see how it can transform the entire application and approval process
