It is an obvious and important first step to perform due diligence before committing to a project. It ensures that the appropriate steps are being taken to make informed decisions and reduce risk.
The obvious benefit of completing a planning due diligence is that it will confirm if you can get approval for your development.
However, the value of completing a town planning due diligence extends far beyond this obvious first question. There are five value add benefits of carrying out a due diligence:
- Provide an understanding of what can be done, what can’t be done and when a planning permit isn’t required.
It is possible to complete a wide range of site preparation works before planning approval is issued. This often includes demolition, construction of minor structures such as fences or earthworks. It is true that on some sites these things require planning approval, however, it is a misconception that no work can occur until after planning is approved. Completing a planning due diligence will allow you to identify what can be completed onsite without planning approval which allows you to begin the project earlier and finish sooner.
2. What are the potential grounds of neighbor’s objection.
It is well known that objections can lead to an exceptionally protracted planning process, oftentimes rendering projects unviable. However, the opportunity to object does not translate into an objection that is valid. Very often objectors have a perception of how they will be impacted and lodge objections based on NIMBY concerns. A due diligence exercise will identify what can be considered valid grounds and what cannot based on what the triggers for planning approval are and what the planning scheme says can be considered.
3. The timeline for preparation and assessment of an application.
Not all applications are the same and the level of preparation required varies depending on the complexity of the proposal. For example, if you require planning approval for a dual ‘use’ and ‘development’ application, you may need to submit reports from specialist consultants such as traffic engineers which take time to produce and even more time for the council to approve. A due diligence exercise can identify these potential delays early so they can be factored into your timeline for completion.
4. The level of detail required for an application.
Sometimes applicants invest too much time and money in preparing applications and oftentimes they do not invest enough. The depth of information required is site and proposal specific. For example, a set of working drawings that show the full construction detail used by tradespersons on site to complete a development is never required for a town planning application. Likewise, details such as artwork for future business signs is required for applications where business signs require a permit. A due diligence exercise will outline the depth of information required so that time and money are not wasted.
5. Identify potential fast tracks to approval.
It may be determined that a proposed development qualifies for a review under Vic Smart. If eligible this provides an expedited review process for straight forward applications that reduces council’s assessment time, does not require advertising and a delegated council officer makes a decision on the application.
Conducting planning due diligence is a critical step that provides a property owner, business owner or project manager with knowledge of the planning requirements for a proposed development. For assistance, contact CS Town Planning to discuss your development with a qualified town planner who can conduct planning due diligence and help to efficiently navigate through the planning process to secure the necessary planning permits.
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