Frequently Asked Questions We See All The Time
What is town planning?
Town planning is the process of managing how land is used and how areas grow and change over time. It helps make sure homes, buildings, roads, parks, and services are located and designed in a way that works for the community, the environment, and the local economy.
For homeowners, town planning usually comes into play when you want to build, renovate, subdivide, change land use, or check what can be done on a property under the local planning scheme.
What is the role of a town planner?
A town planner helps you understand what can be done on your land and what approvals may be needed before you build or develop. They review the planning rules that apply to your property, identify risks and constraints, prepare and manage development applications, and work with councils and other consultants to improve the chances of approval.
In simple terms, a town planner helps turn your idea into a proposal that fits the planning scheme and has a better chance of getting through council.
What is needed for a town planning application?
A town planning application usually needs a clear description of what you want to do, a completed application form, site plans, and supporting documents that explain the proposal. Depending on the project, this can include a planning report, floor plans, elevations, subdivision plans, specialist reports, and details about access, parking, stormwater, flooding, vegetation, or infrastructure.
The exact requirements depend on the site, the type of development, and the local planning scheme, so it is worth checking this early to avoid delays or a request for more information.
How long does a Development Application take?
A Development Application can take anywhere from a few weeks to several months, depending on the type of project, the council, and whether extra steps apply during the assessment process. Straightforward applications are usually quicker, while more complex proposals can take longer if they involve referrals, information requests, public notification, or design changes.
In Queensland, not every application follows the same path, so the best way to get a realistic timeframe is to review the site, the proposal, and the level of assessment at the start.
What's the difference between accepted development vs code assessable vs impact assessable applications?
Accepted development means the work can usually go ahead without a Development Application, as long as it meets the rules in the planning scheme.
Code assessable development does need a Development Application, but it is assessed against set planning rules and does not usually involve public notification.
Impact assessable development is the highest level of assessment. It involves a broader review of the proposal, usually requires public notification, and allows submitters to have their say. In simple terms, accepted development is low-risk, code assessable is checked against clear rules, and impact assessable gets the closest level of scrutiny.
What is the likelihood of refusal?
The likelihood of refusal depends on the site, the proposal, and how well the application responds to the planning rules. An application is more likely to run into problems if it clearly conflicts with the planning scheme, ignores key site constraints, or is missing the right supporting information. That said, many issues can be identified and addressed before lodgement, so an early planning review is the best way to understand the risks and improve the chances of approval.
The development assessment process in Queensland follows set rules, but outcomes still depend on the merits of each proposal and the assessment against the relevant planning framework.
What types of applications/reports can a town planner do?
A town planner can help with a wide range of development applications and supporting reports, depending on the property and the type of project you are proposing. This can include applications for new houses in some circumstances, duplexes, granny flats, subdivisions, boundary realignments, material change of use, reconfiguring a lot, operational work, and changes to existing approvals.
They can also prepare planning reports, planning assessments, due diligence advice, preliminary planning reviews, and supporting statements that explain how a proposal responds to the planning scheme and any state requirements. In simple terms, a town planner helps prepare the planning side of a project and manage the approval process from start to finish.
Does a Development Application have to go to Council?
Not always. In most cases, a Development Application is lodged with the local council because council is usually the assessment manager for planning applications in Queensland. But some applications also need to be referred to state agencies, and in some cases the State Assessment and Referral Agency (SARA) may be involved either as a referral agency or as the assessment manager instead of council. The exact pathway depends on the type of development, the site, and whether any state interests are triggered.
For a homeowner, the simple answer is that most Development Applications do go to council, but not every application is dealt with by council alone. Some projects require input from the state as part of the assessment process.
Can I subdivide my property? How much does this cost?
Whether you can subdivide your property depends on the planning rules that apply to your land, as well as practical issues like lot size, frontage, access, slope, flooding, easements, vegetation and available services.
In terms of cost, subdivision usually involves council fees, town planning and surveying fees, engineering design, operational works, civil construction, service connections, plan sealing and infrastructure charges. Across South East Queensland, it is now common for subdivision costs to exceed $200,000 once operational works, civil works, servicing and infrastructure charges are included, although the total cost can still vary widely depending on the site and the amount of work required.
Why can't planners guarantee approvals?
Planners cannot guarantee approvals because the final decision is made by the assessment manager, not by the planner. A town planner can review the site, explain the risks, prepare a strong application, and improve the proposal so it responds better to the planning rules, but they do not control the outcome.
In Queensland, development applications are assessed through a formal process under the Planning Act and DA Rules, and the decision can also be affected by referral agencies, public notification, site constraints, and issues raised during assessment. That is why a good planner can improve your chances, but no honest planner should promise an approval
Why do house extensions trigger a DA?
House extensions can trigger a DA when the proposed work does not fit within the accepted development rules or the local planning scheme requirements for the site. That often happens when the extension affects setbacks, site cover, building height, character controls, overlays, or other planning rules that apply to the property.
In Queensland, the local planning scheme and the Planning Regulation set the level of assessment, so some extensions can proceed without a DA while others need council assessment before work starts.
Why does a shed trigger a DA?
A shed can trigger a DA when it does not meet the accepted development rules for the site or when the local planning scheme applies extra controls. That usually happens if the shed is too close to a boundary, too large for the lot, too high, located on a constrained site, or affected by overlays such as flooding, character, bushfire, or environmental controls. In Queensland, planning schemes can vary or add building provisions for Class 1 and 10 structures, and those provisions commonly deal with setbacks and site cover under the Queensland Development Code.
In simple terms, a shed usually triggers a DA when it stops being straightforward, low-impact building work and starts raising planning issues that council needs to assess. Whether approval is needed depends on the property, the size and location of the shed, and the planning rules that apply to your site.
What is the difference between a Planner and a Building Certifier?
A planner and a building certifier do different jobs. A town planner looks at whether a proposal is allowed on the site under the planning scheme, including things like zoning, overlays, lot size, setbacks, land use and development approval requirements.
A building certifier deals with the building approval side, which focuses on whether the design and construction comply with the Building Act, the National Construction Code and relevant building standards, and they also manage required building inspections during construction. In simple terms, a planner deals with land use and council planning rules, while a certifier deals with building compliance and approvals.
How much does a town planner cost in QLD?
For a simple residential project, such as a home extension or a new dwelling, town planner fees often range from about $2,000 to $5,000, depending on the site and the amount of work involved. This usually covers preparing the Development Application, coordinating with council, and managing the planning submission, but extra costs can apply if the project is more complex or needs input from other consultants.
For more complex projects, including subdivisions, commercial development and larger industrial applications, planning fees can run into the tens of thousands, depending on the scale of the project, the approval pathway, the level of reporting required, and the number of consultants involved.
How much does a town planner cost in QLD?
For a simple residential project, such as a home extension or a new dwelling, town planner fees often range from about $2,000 to $5,000, depending on the site and the amount of work involved. This usually covers preparing the Development Application, coordinating with council, and managing the planning submission, but extra costs can apply if the project is more complex or needs input from other consultants.
For more complex projects, including subdivisions, commercial development and larger industrial applications, planning fees can run into the tens of thousands, depending on the scale of the project, the approval pathway, the level of reporting required, and the number of consultants involved.
Is it better to call or email if I want to speak with a planner about my property?
Email is usually the best way to start. It allows our planning team to review your property details, zoning and relevant planning controls before providing advice, so the response is more tailored to your site.
You’re welcome to call us, but our planners will often still reply by email after carrying out those checks.