If you're planning to develop, subdivide or change the use of a property in Brisbane, you may be wondering whether you actually need a town planner.
The short answer is: not every property project needs one.
For relatively straightforward development that doesn't require a development application, you may be able to proceed without engaging a town planner. However, if your proposal requires Council approval, involves subdivision, doesn't meet a planning requirement or you're simply unsure what can be developed on the site, getting planning advice early can save a lot of time and unnecessary expense.
When Do I Need a Town Planner?
A town planner is generally worth speaking to when there is a planning question that needs to be answered before your project can move forward.
Common examples include:
subdividing or reconfiguring a property;
building townhouses, units or other multiple dwellings;
establishing or changing a commercial or industrial use;
changing the use of an existing building;
developing a site affected by significant planning overlays;
proposing development that doesn't meet one or more planning requirements;
preparing a development application;
responding to Council during the assessment process; or
investigating a property's development potential before purchasing it.
You also don't need to wait until you know that a development application is required. Sometimes the first job of the town planner is simply to work out whether an application is required at all.
Do I Need a Town Planner if I Don't Need Council Approval?
Not necessarily.
Some development can occur without a development application where it meets the relevant planning requirements. Depending on the project, you may still require building approval or other permits, but that doesn't automatically mean you need a town planner.
The difficulty for many property owners is working out which requirements apply.
A proposal that appears straightforward may be affected by an overlay, neighbourhood plan or particular provision of the Brisbane City Plan that changes the approval pathway.
If you're uncertain, an initial planning review can often answer the question before you commit to a full development application.
Do I Need a Town Planner to Subdivide My Property?
If you're proposing a subdivision, involving a town planner early is generally worthwhile.
Subdivision applications are assessed against planning requirements dealing with matters such as lot size, frontage, access, servicing, stormwater and the suitability of the proposed lots.
The total area of the property is only part of the equation.
A town planner can assess the site before detailed survey and engineering work is commissioned and identify any planning issues that could affect the proposed subdivision.
This can be particularly useful where you're trying to determine whether a property can be subdivided before you purchase it.
Do I Need a Town Planner for Townhouses or Units?
For townhouse, unit and other multiple dwelling developments, town planning is generally an important part of the project from the early design stage.
These developments can be influenced by requirements relating to:
density;
building height;
setbacks;
site cover;
car parking;
vehicle access;
private and communal open space;
landscaping and deep planting;
waste collection; and
building design.
Rather than completing a design and then discovering that it doesn't respond to the planning requirements, it can be more efficient for the planner and designer to work together from the beginning.
This allows planning issues to be identified while the design can still be readily changed.
What if My Development Doesn't Meet the Planning Rules?
Not complying with a particular planning requirement doesn't necessarily mean that your development cannot be approved.
Planning schemes commonly include both measurable requirements and broader performance outcomes. Depending on the provision involved, there may be an opportunity to demonstrate that an alternative design still achieves an acceptable planning outcome.
This is an area where planning advice becomes particularly useful.
A town planner can identify the areas of non-compliance, assess their significance and explain whether there appears to be a reasonable planning argument for the alternative outcome.
In some cases, redesigning the proposal may be the better option. In others, there may be good grounds to proceed with the proposed variation.
Should I Speak to a Town Planner Before an Architect or Building Designer?
There isn't one order that works for every project.
For straightforward projects, you may already have a building designer or architect involved before speaking with a planner.
For development sites, subdivisions and more complicated proposals, however, obtaining some initial planning advice before detailed design begins can be valuable.
The planner can identify the basic development parameters and constraints, which gives the designer a clearer framework to work within.
This doesn't replace good design. It helps avoid spending time designing something that has a fundamental planning problem.
Can a Town Planner Help Before I Buy a Property?
Yes, and this can be one of the best times to speak to one.
If you're buying a property because you believe it can be developed, the value you're placing on the property may depend on that development potential actually being achievable.
A planning due diligence assessment can investigate matters such as:
zoning;
applicable neighbourhood plans;
overlays;
subdivision potential;
likely development yield;
height and density controls;
access and frontage constraints; and
other planning issues that may affect the proposal.
There may also be engineering, servicing, environmental or other issues requiring specialist advice.
The objective is to identify significant constraints before you're committed to the purchase, rather than after settlement.
Can I Prepare a Development Application Myself?
Depending on the application, a property owner can potentially lodge their own development application.
The more important question is whether that's the best approach for the particular development.
Preparing a development application involves more than completing an application form. The proposal needs to be correctly described, the relevant planning provisions identified and the development assessed against the applicable requirements.
Council may also issue an Information Request or raise planning issues during the assessment.
For a simple proposal, professional planning assistance may be limited. For a more complicated development, having a planner prepare and manage the application can make the process significantly easier.
What Does a Town Planner Cost?
The cost depends on the work required.
A preliminary planning assessment of a property is very different from preparing and managing a complex development application through Council.
Before engaging a planner, you should have a clear understanding of the scope of work and what is included in the fee.
It can also be useful to identify whether other consultants are likely to be required, as these costs should be considered when budgeting for the overall development.
So, Do I Actually Need a Town Planner?
If you're undertaking a straightforward project that clearly doesn't require planning approval, possibly not.
If you're subdividing, undertaking a larger development, changing a land use, purchasing a development site or dealing with a proposal that doesn't neatly comply with the planning requirements, speaking to a town planner early is usually worthwhile.
And if you're simply unsure, you don't necessarily need to commit to a full development application. Start by finding out what applies to the property and what approval pathway, if any, is required.
Need Planning Advice for a Brisbane Property?
Brisbane Town Planners and Project Management provides planning advice for property owners and developers considering development and subdivision projects across Brisbane.
Whether you're at the early feasibility stage or already have a development concept prepared, we can review the property, identify the relevant planning requirements and help determine the next steps for your project.