An extension is the point where planning and building rules meet. The building permit is certain; the planning permit depends on your land. Getting that answer early shapes your design, your budget and your programme.
The building permit is always required
Extensions add floor area, which takes them outside the Schedule 3 exemptions in the Building Regulations 2018. A relevant building surveyor, appointed by you, assesses the design against the regulations and the National Construction Code, including siting, structure, energy efficiency, fire separation near boundaries, and bushfire requirements where they apply. Where no planning permit deals with them, the surveyor also checks setbacks, height, site coverage, overshadowing and overlooking against the siting requirements in the Building Regulations 2018.
When is a planning permit needed?
Planning permits are about the land. Three things decide whether you need one:
- The zone and your lot size. In the General Residential Zone (Clause 32.08), a planning permit is required to construct or extend one dwelling on a lot of less than 300 m². The Neighbourhood Residential Zone has a similar trigger. Zone schedules can vary the standards that apply.
- Overlays. A Heritage Overlay (Clause 43.01) generally requires a planning permit for demolition and for external alterations and additions. Other overlays, such as Neighbourhood Character, Design and Development, Special Building or flooding overlays, can add triggers.
- Other controls. Restrictive covenants on your title, easements and vegetation controls can also affect what you can build.
A planning property report from the Victorian Government shows your zone and overlays. Your title shows covenants and easements.
VicSmart can speed things up
Where a planning permit is needed to extend one dwelling, some applications that meet the specified Clause 54 standards can be assessed under VicSmart, a faster assessment stream. Your designer can advise whether your proposal qualifies.
The neighbour rules that catch people out
- Protection work: if your extension could affect an adjoining property, for example excavation near a boundary or footings close to a neighbour's wall, Part 7 of the Building Act 1993 requires a protection work process, including notice to the adjoining owner and the building surveyor.
- Building over an easement: building over an easement generally needs report and consent from council or the relevant service authority under the Building Regulations 2018.
- Siting and overshadowing: boundary walls, setbacks and overshadowing of neighbours' private open space are controlled whether you need a planning permit or not.
A typical extension sequence
- Feasibility: title, planning property report, zone, overlays, easements and site survey.
- Concept design within the siting rules and any planning controls.
- Planning permit application, if required (the longest step for many projects).
- Detailed design and engineering, energy rating and documentation.
- Building permit, including any protection work and report and consent.
- Major domestic building contract and Home Warranty cover, then construction.
- Mandatory inspections and a certificate of final inspection.
How AxisPro helps
We run a feasibility check before design starts, so you know whether your extension needs a planning permit and what the siting rules allow. On design and construct projects, we coordinate the town planning, building surveyor and engineering work through to handover.