If you're preparing to lodge a development application in Brisbane, one of the first things you'll want to know is: how long will Council take to approve it?
There isn't one timeframe that applies to every development application.
A relatively straightforward application can move through the assessment process considerably faster than a complex development involving multiple planning issues, State Government referrals, an Information Request or public notification.
There are statutory timeframes within Queensland's development assessment process, but the actual time between starting an application and receiving a decision can vary considerably.
Understanding what can cause delays – and preparing properly before lodgement – can make a significant difference.
How Long Does Brisbane City Council Take to Assess a Development Application?
The assessment timeframe depends heavily on the type of application.
A straightforward code assessable development that is well prepared and raises relatively few issues may progress through Council without substantial delays.
A more complicated application can take longer, particularly where Council requires additional information or changes to the proposal.
Rather than assuming every application should take a particular number of weeks, it's better to consider the factors that can affect the individual application.
These include:
whether the application is properly prepared when lodged;
whether the development is code or impact assessable;
the complexity of the proposal;
the number of planning issues involved;
whether specialist reports are required;
whether Council issues an Information Request;
whether State Government referral is required;
whether plans need to be amended; and
whether public notification is required.
What Happens After a Development Application Is Lodged?
Lodgement isn't simply a matter of submitting the application and waiting for a decision.
The application moves through a development assessment process.
Depending on the type of application, this can involve checking the application documentation, referral to other agencies, Council's assessment of the proposal, requests for further information and ultimately the decision.
For impact assessable development, public notification also forms part of the process.
Each additional stage can affect the overall time required to obtain approval.
What Is a Properly Made Development Application?
Getting the application right at lodgement is an important part of keeping the process moving.
A development application needs to contain the information required for it to be properly made.
If required documentation, owner's consent or other application material is missing, this can create problems before the substantive assessment has even begun.
This is one reason preparation before lodgement matters.
The aim should be to lodge an application that clearly describes the proposed development and contains the plans and supporting information reasonably necessary for Council to assess it.
What Is an Information Request?
During its assessment, Council may decide that it needs additional information to properly assess the development.
This is generally dealt with through an Information Request.
An Information Request might seek clarification about a planning issue, additional technical information or amendments to aspects of the proposal.
Depending on what Council asks for, responding may involve input from several members of the consultant team.
For example, a response might require amended plans from the designer, additional civil engineering information and a planning response addressing the relevant development requirements.
The time spent preparing the response can add significantly to the overall development application timeframe.
Does the Assessment Clock Stop During an Information Request?
Certain parts of the development assessment process operate within statutory timeframes, and periods where further information or applicant action is required can affect how those timeframes operate.
From the property owner's perspective, the important point is that the total elapsed time for the application can be longer than Council's assessment period alone.
If it takes several weeks to obtain engineering information, redesign part of the development or coordinate a response to an Information Request, that time still affects when you ultimately receive your approval.
This is why quoted statutory assessment periods shouldn't automatically be treated as a guaranteed approval date.
Does Impact Assessment Take Longer?
Generally, an impact assessable development will involve additional steps compared with a straightforward code assessable application.
One significant difference is public notification.
During public notification, members of the community have an opportunity to review the proposal and make submissions.
Council then considers the application through the impact assessment process before making its decision.
The additional procedural requirements mean that impact assessable applications should generally be allowed a longer overall timeframe when planning a development project.
Can State Government Referral Delay a Development Application?
Potentially.
Some applications need to be referred to a State Government referral agency because of the location or nature of the proposed development.
For example, State interests may be relevant where development is located near certain transport infrastructure or is affected by particular environmental or infrastructure matters.
Referral introduces another assessment component into the application.
It can also result in requests for additional information or requirements that need to be addressed before the development can proceed.
Identifying referral triggers before lodgement can therefore help avoid unexpected delays.
Can Amending the Plans Make the Application Take Longer?
Yes.
It is common for development proposals to evolve during the assessment process.
Sometimes the applicant chooses to amend the plans. In other cases, Council may raise an issue that leads to a design change.
Minor amendments may be relatively straightforward, while substantial changes can require additional assessment, revised consultant reports or further discussions with Council.
This doesn't mean that plans should never be amended. A sensible design change can sometimes resolve an issue and improve the prospects of approval.
The important point is that significant redesign during assessment usually means additional time.
Can I Speed Up My Development Application?
There is no way to guarantee a fast approval, but there are ways to reduce avoidable delays.
One of the most important is doing enough work before the application is lodged.
This can include:
checking the planning requirements early;
identifying significant site constraints;
confirming the correct approval pathway;
identifying potential State referrals;
engaging the necessary consultants;
ensuring the plans respond to the relevant planning requirements; and
addressing obvious areas of non-compliance before lodgement.
For more complicated projects, early coordination between the town planner, designer, surveyor and engineers can be particularly valuable.
The objective isn't to prepare unnecessary reports. It's to identify the issues that are reasonably foreseeable and deal with them before they become problems during assessment.
Should I Have a Town Planner Manage the Application?
For straightforward development, the amount of planning assistance required may be relatively limited.
For more complicated applications, having a town planner manage the process can make coordination much easier.
The planner can communicate with Council, coordinate the consultant team, review issues raised during assessment and prepare planning responses where required.
This is particularly useful where an Information Request involves several different technical matters and responses need to be brought together into one coordinated submission.
How Should I Allow for Council Approval in My Project Timeline?
If your project depends on development approval, avoid planning construction, settlement or finance around an assumed approval date without allowing some contingency.
Even a well-prepared application can encounter an issue that takes additional time to resolve.
The more complicated the development, the more important this becomes.
A realistic development program should consider not only Council's assessment process, but also the time required to prepare the application, respond to requests, amend plans if necessary and complete any steps required after approval.
What Happens After the Development Application Is Approved?
Receiving the Decision Notice can be a major milestone, but it isn't always the end of the approval process.
The approval may contain conditions that need to be satisfied before construction, building approval, operational works or another stage of the development can proceed.
For subdivisions, there will generally also be work required before plan sealing and registration of the new lots.
These post-approval stages should be included when considering the overall development timeframe.
Want to Know How Long Your Brisbane Development May Take?
Every development application is different.
A straightforward proposal on an unconstrained site can follow a very different path from a development involving multiple planning issues, referrals or public notification.
Brisbane Town Planners and Project Management can review your proposal, identify the likely approval pathway and help you understand the steps involved before the application is lodged.
A realistic understanding of the process at the beginning makes it much easier to plan the rest of your development.