If you’re considering developing, subdividing or changing the use of a property, there’s a good chance someone will tell you that you need to speak to a town planner. But what does a town planner actually do?
In simple terms, a town planner helps determine what can be developed on a property, what approvals may be required, and how to navigate the planning approval process.
For property owners and developers, this can start well before a development application is lodged with Council. A town planner can investigate a site's development potential, identify planning constraints, coordinate with other consultants and prepare and manage a development application through the assessment process.
What Are the Different Types of Town Planners?
It’s worth making an important distinction because not all town planners perform the same role.
Town planners work across local and state government, strategic planning, policy development and the private sector. A Council planner assessing a development application has a very different role from a strategic planner preparing a new planning scheme or a private town planner representing a property owner.
For this article, we're focusing on private town planners – the planners you'll be speaking with when you contact Brisbane Town Planners and Project Management.
A private town planner works on behalf of property owners, developers and businesses to understand the planning requirements applying to a property and, where necessary, obtain the approvals required for a proposed development.
What Does a Private Town Planner Do?
The work of a private town planner generally starts with one question:
What are you trying to achieve with the property?
You might want to subdivide a residential block, build townhouses, establish a new business, change the use of an existing building or determine whether a site is worth purchasing for development.
The planner then investigates how the relevant planning rules apply to that proposal.
In Brisbane, this commonly involves reviewing the Brisbane City Plan, including the property's zoning, applicable neighbourhood plans, overlays, development codes and other requirements.
From there, the planner can identify whether the proposal requires development approval, what level of assessment applies and what issues are likely to be important during Council's assessment.
Can a Town Planner Tell Me What I Can Build on My Property?
This is one of the most common reasons people contact a town planner.
Before spending significant money on architectural plans, engineering or purchasing a development site, it can be worthwhile understanding what the planning scheme actually allows.
A town planner can undertake a preliminary assessment or development feasibility review to identify matters such as:
zoning and land use requirements;
minimum lot sizes and frontage requirements;
building height and density controls;
setbacks and site cover;
car parking and access requirements;
landscaping and deep planting requirements;
flooding, biodiversity, heritage and other overlays;
neighbourhood plan requirements; and
potential State Government referral requirements.
Importantly, development potential isn't usually determined by one planning control in isolation. A site may have sufficient area for a proposed development but be constrained by frontage, access, flooding, vegetation, servicing or another requirement.
Identifying these issues early can save considerable time and expense.
Does a Town Planner Prepare Development Applications?
Yes. Preparing and managing development applications (DAs) is a major part of the work undertaken by private town planners.
Depending on the development, the planner may prepare the planning assessment report, complete the relevant application documentation and coordinate the material required from other consultants.
This can involve working with:
land surveyors;
architects and building designers;
civil engineers;
traffic engineers;
landscape architects;
ecologists;
acoustic consultants; and
other specialists required for the particular development.
Once the application is lodged, the planner will generally act as the main point of contact with Council during the assessment.
What Happens After a Development Application Is Lodged?
Lodging the application is only one part of the process.
Council may request additional information, raise concerns about particular aspects of the proposal or seek changes to the design.
A town planner can review these issues, coordinate responses from the project team and communicate with Council's assessment officers.
Depending on the application, the process may include an Information Request, amendments to plans, referrals to State agencies, public notification or negotiations regarding proposed conditions.
The planner's role is to keep the application progressing while ensuring the planning issues raised during the assessment are properly addressed.
Do I Need a Town Planner Before I Buy a Development Site?
For anyone purchasing property specifically for development, obtaining planning advice before becoming unconditionally committed to the purchase can be particularly valuable.
A property may appear suitable for subdivision or development based on its size and location, but the planning scheme may contain constraints that significantly affect its development potential.
A town planning due diligence assessment can identify these issues before substantial money is committed to the project.
For developers, this is often one of the most valuable roles a town planner performs. Finding out that a development concept doesn't work before purchasing the property is considerably cheaper than discovering it afterwards.
When Should I Speak to a Town Planner?
Ideally, speak to a town planner early in the process.
You don't need to have completed architectural drawings or know exactly what you want to build.
In many cases, the initial conversation is simply about understanding the property, what you're considering and whether further investigation is worthwhile.
This can be particularly useful if you're:
considering buying a property for development;
thinking about subdividing your existing property;
considering townhouses, units or another residential development;
proposing a new commercial or industrial use;
changing the use of an existing building;
unsure whether Council approval is required; or
trying to understand why a particular planning requirement applies to your property.
Speak to a Town Planner About Your Property
Every property is different. Two sites in the same suburb – or even on the same street – can have different development potential because of their zoning, overlays, dimensions, existing development or other planning constraints.
If you're considering developing or subdividing a property in Brisbane, Brisbane Town Planners and Project Management can review the site and help you understand the planning requirements before you commit significant time or money to the project.
Getting the right planning advice early can help you make a better-informed development decision.