TL;DR

Victoria runs two separate permit tracks that both need to be satisfied before you break ground: a Planning Permit from council (under the Planning and Environment Act 1987) and a Building Permit from a registered building surveyor (under the Building Act 1993). Neither replaces the other. Planning permits for standard residential work take 60 statutory days but average around 155 calendar days in Melbourne; VicSmart cuts that to 10 business days for eligible minor works. A single detached dwelling on a lot of 300 m2 or more in a standard residential zone now often bypasses the planning permit altogether (from Amendment VC282, September 2025), but overlays such as Heritage, Vegetation Protection, or Bushfire Management still trigger a permit regardless. Get your overlay search done before anything else.

When you do this

In Victoria the two permit tracks work in sequence (or parallel if you move early). Planning permit first if required, building permit after.

Pathway	When it fits
No planning permit needed	Single dwelling on lot 300 m2 or more in General Residential, Neighbourhood Residential, or Township Zone, with no overlay triggers (VC282, September 2025). Building permit required.
VicSmart planning permit	Minor works listed in the relevant planning scheme as a VicSmart class. 10-business-day determination, no advertising, no third-party appeal rights (verified 2026-05-09).
Standard planning permit	Two or more dwellings, single dwelling on lot under 300 m2, any overlay trigger (Heritage, Vegetation Protection, BMO, DDO), subdivision, change of use.
Building permit only (no planning permit)	Where planning permit is not required. All building work that is not exempt still needs a building permit from a registered building surveyor.

Who’s involved

Party	Role
Owner / applicant	Lodges the planning permit application; signs off on the project.
Builder	Holds the domestic builder registration with the VBA; applies for the building permit once planning is resolved.
Architect or building designer	Prepares plans and any neighbourhood character or ResCode response documentation.
Registered building surveyor (RBS)	Private practitioner or council’s municipal building surveyor. Issues the building permit, sets mandatory inspection stages, issues the Certificate of Final Inspection or Occupancy Permit at completion. Not the same person as the council planner.
Council (responsible authority)	Assesses the planning permit application against the planning scheme, VPP zones, overlays and state policies.
Referral authorities	Environment Protection Authority (EPA), Melbourne Water, VicRoads (now Transport for Victoria), utility providers, Heritage Victoria, Country Fire Authority (CFA) or Metropolitan Fire Brigade (MFB) as triggered by overlays or site constraints.
VCAT	Victorian Civil and Administrative Tribunal. Hears appeals on planning permit refusals, Notice of Decision appeals by objectors, and building disputes.

Steps

Track A: Planning Permit (where required)

Overlay and zone search (do this first). Pull the planning property report from the responsible authority or via SPEAR. Identify the zone (GRZ, NRZ, RGZ, Township, etc.) and every overlay. This tells you whether a planning permit is required and which ResCode clause applies (Clause 54 for one dwelling, Clause 55 / Townhouse and Low-Rise Code for two or more). (verified 2026-05-09)
Pre-application meeting (recommended, not mandatory). Most councils offer a pre-application service where a planner reviews the concept before lodgement. Council fees vary; this is the cheapest way to surface issues with ResCode standards, Heritage requirements, or neighbourhood character that will otherwise come back as objections or RFI delays.
Prepare documents. Architectural drawings (site plan, floor plans, elevations, sections), planning report or neighbourhood character assessment, shadow diagrams if required by the overlay, arborist report if trees are affected, heritage impact statement for Heritage Overlay sites, bushfire management overlay report if triggered, any traffic or drainage report the planning scheme specifies.
Lodge via SPEAR (Stage 1). The SPEAR (Streamlined Planning through Electronic Applications and Referrals) online system is the standard lodgement channel for Victoria planning applications. Attach all documents, pay the application fee (Planning and Environment (Fees) Regulations: for residential use or development up to $100,000 cost of works, the 2025-26 fee is $714.40; up to $500,000 is $1,462.50 ex-GST, indexed annually) (verified 2026-05-09). The statutory 60-day clock starts from lodgement of a complete application.
Council completeness check and referrals (Stage 2). Council reviews the application for completeness and refers to relevant authorities (Melbourne Water, CFA, Heritage Victoria, Transport for Victoria, etc.) under the Planning and Environment Act 1987. Referral responses take up to 28 days. A request for further information from council pauses the statutory clock.
Public notification (Stage 3, if required). Council advertises the application by notice to adjoining and affected owners. Minimum 14 days from the last notice before council can make a decision (Planning and Environment Act 1987). Objectors may submit submissions up until the decision is made; the 14-day period is the practical window (verified 2026-05-09).
Assessment and decision (Stage 4). The council planner assesses against the planning scheme, zones, overlays, and applicable ResCode clause. The outcome is either a Notice of Decision to Grant a Permit (with conditions), a Notice of Decision to Refuse, or a direct refusal. Most residential decisions in Victoria are made under delegation by a senior planner, not by a councillor vote.
Objector appeal period. After a Notice of Decision to Grant, objectors have 28 days to lodge a review application at VCAT. Council cannot issue the permit until the 28-day period has expired and no application for review has been lodged (Planning and Environment Act 1987) (verified 2026-05-09). If a VCAT hearing is triggered, add 6 to 18 months.
Permit issued. Once the appeal period closes without a review, council issues the planning permit. The permit comes with conditions (hours of work, materials, landscaping, engineering, etc.) that must be satisfied before or during construction.

Track B: Building Permit (always required for building work)

Appoint a registered building surveyor (RBS). You can engage a private RBS or apply through your local council’s municipal building surveyor (though many councils have moved to private-only). The RBS issues your building permit, determines mandatory inspection stages, and issues the final certificate. Confirm the RBS’s VBA registration at vba.vic.gov.au (verified 2026-05-09).
Lodge the building permit application. Submit to the RBS: architectural drawings, structural engineering computations, energy efficiency report (NatHERS or equivalent), site plan, title documents, planning permit (if required, must be issued before the building permit), drainage plans, and builder’s registration details. Pay the building permit fee (set by the RBS) plus the building permit levy: for projects over $10,000 cost of works, the levy is calculated cost of works x 0.00128 (combined general levy 0.00064 and DBDRV levy 0.00064), payable to the VBA. Levy not payable on works of $10,000 or less (Building Regulations 2018, updated November 2025) (verified 2026-05-09).
RBS assessment. The RBS assesses compliance with the Building Act 1993, Building Regulations 2018, and the NCC. Typical turnaround for private RBS on residential: 10 to 20 business days. The RBS sets the mandatory inspection stages on the permit and notifies council of the permit within 7 days via a Section 80 notification (Building Act 1993) (verified 2026-05-09).
Building permit issued. The permit is displayed on site throughout construction. Work must commence within 12 months of the permit date and must be completed within the period stated on the permit (typically 2 years for domestic work; check your permit) (verified 2026-05-09).
Mandatory inspections (Class 1a). Under Building Regulations 2018, the four standard mandatory notification stages for a Class 1a dwelling are: (1) footing excavation and reinforcement before concrete pour, (2) slab reinforcement before pour (if slab construction), (3) framework before covering, (4) final inspection before occupation (verified 2026-05-09). The RBS may add further inspection stages based on site conditions or engineering requirements. Notify the RBS at each stage; do not proceed past a mandatory stage before the RBS has inspected or given written consent to proceed.
Certificate of Final Inspection or Occupancy Permit. At completion, the RBS inspects and issues either a Certificate of Final Inspection (standard for Class 1a detached dwellings) or an Occupancy Permit (required for some alterations and additions and for Class 1b and Class 2 to 9 buildings). Your building permit specifies which applies. Do not move in before the certificate or permit is issued (verified 2026-05-09).

Documents needed

Document	Source	Notes
Planning property report	Council or SPEAR	Zone, overlay, and permit trigger search. Do this before engaging design consultants.
Planning permit application form	Council or SPEAR	Use SPEAR for electronic lodgement.
Architectural drawings	Architect or building designer	Site plan, floor plans, elevations, sections. ResCode compliance response for Clause 54 or Clause 55 where applicable.
Shadow diagrams	Designer	Required by some overlays and for multi-dwelling applications.
Neighbourhood character or heritage assessment	Heritage or planning consultant	Mandatory for Heritage Overlay and Neighbourhood Character Overlay sites.
Arborist report	Qualified arborist	If trees within tree protection zones are affected by the works.
Bushfire management plan	Accredited consultant	If subject to a Bushfire Management Overlay (BMO).
Structural engineering computations	Structural engineer	Required for building permit. Needed for footing, slab, frame design.
Energy efficiency report (NatHERS)	Energy assessor	Required for all new dwellings and significant alterations under NCC 2022.
Builder’s VBA registration	VBA register	Confirm registration before lodging building permit application.
Drainage plan	Builder or engineer	Required by council and the RBS for any works affecting stormwater.
Trade certificates	Licensed plumber, electrician	Required at completion alongside Certificate of Final Inspection.

Common holds

Hold	Cause	Fix
RFI (planning)	Missing ResCode response, inadequate plans, no shadow study, missing heritage report.	Front-load specialist reports at lodgement. Use pre-application meeting to identify gaps.
Referral delay	CFA, Melbourne Water, Heritage Victoria slow to respond.	Identify referral triggers at overlay search stage. Lodge early and follow up directly with the referral authority.
Heritage objection	Heritage Overlay sites attract high objection rates.	Engage a heritage consultant before lodgement. Negotiate with council’s heritage planner during pre-application.
VCAT appeal by objector	Neighbours object to amenity impact (overlooking, overshadowing, height).	Design to Clause 54 or Clause 55 standards from the outset. The Clause 55 Deemed to Comply pathway (VC267) removes third-party appeal rights if every standard is met (verified 2026-05-09).
Wrong zone or overlay status	Assumed no planning permit needed; site actually has an overlay trigger.	Always pull the planning property report and check every overlay before proceeding.
Building permit RFI	Structural documentation incomplete, energy report not current, NatHERS not assessed to NCC 2022.	Engage structural engineer and energy assessor early. Check NCC edition applicable to your permit.
Levy underpayment	Cost of works understated for levy calculation purposes.	RBS calculates cost of works on a standard basis from November 2025 under State Taxation Further Amendment Act 2025. Do not attempt to understate.
Permit lapse	Work not started within 12 months or not completed within permit period.	Check permit conditions. Apply for extension from the RBS before the permit lapses.

References

Planning and Environment Act 1987 (Vic), legislation.vic.gov.au (verified 2026-05-09). Primary statute governing planning permits in Victoria. Key provisions: lodgement, referrals, notification, notice of decision, VCAT review rights.
Building Act 1993 (Vic), legislation.vic.gov.au (verified 2026-05-09). Primary statute for building permits, mandatory inspections, RBS obligations, occupancy permits, and certificates of final inspection.
Building Regulations 2018 (Vic), legislation.vic.gov.au (verified 2026-05-09). Sets mandatory notification stages (Regulation 167 for Class 1a), building permit levy rates (general levy 0.00064, DBDRV levy 0.00064), and cost of works calculation rules.
VBA: Building Permits, vba.vic.gov.au (verified 2026-05-09). VBA guidance for building surveyors and applicants on building permit requirements, levy calculator, and BAMS lodgement.
VBA: Mandatory Notification Stages MI-01, vba.vic.gov.au (verified 2026-05-09). Lists the four mandatory Class 1a inspection stages under Building Regulations 2018.
Planning Victoria: Applying for a planning permit, planning.vic.gov.au (verified 2026-05-09). DELWP official guide to planning permit application process.
VicSmart permits, planning.vic.gov.au (verified 2026-05-09). Eligibility criteria, 10-business-day determination, no advertising, no third-party appeal rights.
Amendment VC282: Single Home Code, planning.vic.gov.au (verified 2026-05-09). Updated Clause 54, effective September 2025. Removes planning permit requirement for single dwellings on lots 300 m2 or more in standard residential zones.
Amendment VC267: Townhouse and Low-Rise Code, planning.vic.gov.au (verified 2026-05-09). Rewrites Clause 55, introduces Deemed to Comply pathway, removes third-party appeal rights for compliant applications (effective March 2025).

Getting a planning permit in VIC, step-by-step

TL;DR

When you do this

Who’s involved

Steps

Track A: Planning Permit (where required)

Track B: Building Permit (always required for building work)

Documents needed

Common holds

References

See also

TL;DR

When you do this

Who’s involved

Steps

Track A: Planning Permit (where required)

Track B: Building Permit (always required for building work)

Documents needed

Common holds

References

Related

See also

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