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One of the first questions that comes up when planning a renovation, extension or new home is: “Do I need a permit?” It is a very important question to ask early on, because the type of permits required (if any) can shape your design, budget and project timeline. In Victoria, most building work is regulated by the Building Act 1993 and the Victoria Planning Provisions, and there are two main types of approvals to be aware of:
A planning permit is about how your project fits into the bigger picture of your neighbourhood and council area. It is issued by your local council and looks at things like:
How your design responds to zoning (for example residential, heritage or bushfire-prone areas)
The impact on neighbours (setbacks, overshadowing, overlooking)
Streetscape character and neighbourhood amenity
Do you always need one? Not necessarily. In fact, in many standard residential zones with no or no relevant overlays, you may not need a planning permit for an extension, a knock down rebuild or even for building a new house. These areas are often exempt from the planning process, provided the design meets ResCode (the residential design standards).
You are more likely to need a planning permit if you are:
Adding a new level to your home
Extending close to boundaries
Demolishing or building in a Heritage Overlay, Environmental Significance Overlay, Bushfire Management Overlay or other specific control
Proposing more than one dwelling on the lot
Your architect will check this upfront and advise you early on, so there are no surprises.
A building permit is always required for new houses, extensions and most renovations. This approval is about ensuring your project is structurally safe and complies with the National Construction Code (NCC) as well as Victorian building regulations. It covers:
Structural integrity and safety
Energy efficiency requirements
Fire safety, health and amenity standards
Building permits are issued by a registered Building Surveyor (private or council). They will review the drawings, specifications and engineering before giving the green light to build.
“It is just a small renovation, so I do not need a permit.”
Even small extensions usually require a building permit. Skipping it can cause big issues if you ever want to sell.
“If I get a building permit, I do not need a planning permit.”
Not true. You may need both, depending on the site and scope. Generally, the planning permit comes first if one is required.
The good news is you do not need to navigate this alone. As architects, we:
Check local planning schemes and overlays early in the design process
Advise you on whether a planning permit is required
Prepare all drawings and documentation needed for applications
Liaise with council, consultants and building surveyors to keep things moving smoothly
If you live in a standard residential area with no overlays, you may be able to extend, rebuild or even build a brand new home without needing a planning permit. But a building permit is always required, and if overlays or special conditions apply, planning approval may also be necessary.
Getting clarity upfront saves time, money and stress. If you are considering extending, rebuilding or renovating your home in Victoria, we would be happy to guide you through the process. Get in touch to book a free initial consultation and let us discuss your plans.