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PLANNING PERMITS 3Contents
3.1 Overview .................................................................................................................. 33.1.1 What is a planning permit?...................................................................................... 33.1.2 The regular permit process ...................................................................................... 33.1.3 The VicSmart permit process ................................................................................... 4
3.2 Theapplication ........................................................................................................ 63.2.1 Fortheapplicant–preparinganapplication ........................................................... 63.2.2 Fortheresponsibleauthority–preliminarystepsforanapplication ...................... 93.2.3 Applicationfees ..................................................................................................... 103.2.4 Theregisterofapplications ................................................................................... 113.2.5 Planning scheme check .......................................................................................... 113.2.6 Verificationofinformation .................................................................................... 113.2.7 Amendinganapplication–beforenoticeisgiven ................................................ 123.2.8 Whocaninspectanapplication? ........................................................................... 13
3.3 Consideringanapplication–proceduralsteps ..................................................... 133.3.1 Referringanapplicationundersection55 ............................................................. 133.3.2 Furtherinformationrequirement .......................................................................... 203.3.3 Noticeofanapplication–‘advertising’ ................................................................. 233.3.4 Objections .............................................................................................................. 283.3.5 Amendinganapplication–afternoticeisgiven .................................................... 29
3.4 Makingadecisiononanapplication .................................................................... 303.4.1 Cananapplicationberefusedwithoutgivingnotice? ........................................... 303.4.2 Canaresponsibleauthorityrejectorignoreanobjection? .................................. 303.4.3 Whenmaytheresponsibleauthoritydecidetheapplication? .............................. 313.4.4 When must a decision be made? .......................................................................... 333.4.5 What must the responsible authority consider? ................................................... 333.4.6 Inappropriateapplications ..................................................................................... 353.4.7 Draftingapermit ................................................................................................... 35
3.5 Implementingtheresponsibleauthority’sdecision ............................................. 373.5.1 Grant of a permit ................................................................................................... 373.5.2 Refusal to grant a permit ....................................................................................... 383.5.3 Reviewofadecisiontograntorrefuseapermit ................................................... 39
3.6 Afterapermitisissued ......................................................................................... 393.6.1 When does a permit begin? .................................................................................. 393.6.2 Whendoesapermitexpireandhowisthetimeextended? ................................. 393.6.3 Correctingmistakesinapermit ............................................................................. 423.6.4 Amending a permit ................................................................................................ 42
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3.7 CancellationoramendmentofapermitbyVCAT ................................................ 463.7.1 Underwhatcircumstancescanapermitbecancelledoramended? .................... 463.7.2 Makingarequesttocanceloramendapermit ..................................................... 463.7.3 Hearingarequesttocanceloramendapermit .................................................... 473.7.4 VCAT’sdecision ...................................................................................................... 483.7.5 Ordertostopdevelopment ................................................................................... 483.7.6 Compensationforpermitcancellationoramendment ......................................... 48
3.8 Applicationsinspecialcircumstances ................................................................... 493.8.1 Subdividingland .................................................................................................... 493.8.2 Applicationsforlicensedpremises ........................................................................ 503.8.3 Restrictivecovenants ............................................................................................. 523.8.4 Earth and energy resources industry ..................................................................... 533.8.5 Pipelines ................................................................................................................ 543.8.6 Applicationsthatcouldhaveasignificanteffectontheenvironment .................. 543.8.7 ApplicationsthatrequireanEPAworksapprovalorlicence.................................. 563.8.8 ApplicationsrelatingtocoastalCrownland .......................................................... 573.8.9 Registered heritage places ..................................................................................... 603.8.10 Brothels ................................................................................................................. 603.8.11 ApplicationscalledinbytheMinister .................................................................... 603.8.12 Applicationsonlandownedorcontrolledbyaresponsibleauthority .................. 613.8.13 ApplicationsbyaMinisterorgovernmentdepartment ........................................ 623.8.14 Permits issued under the Town and Country Planning Act 1961 ........................... 623.8.15 VicSmart permit process ........................................................................................ 63
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3.1 Overview
3.1.1 What is a planning permit?
Planningschemesregulatetheuseanddevelopmentofland.Onewaytheydothisisbyrequiringthatcertaintypesofuseordevelopmentcanonlybecarriedoutifaplanning permit is granted.
Aplanningpermitisalegaldocumentthatallowsacertainuseordevelopmenttoproceedonaspecifiedparcelofland.Thebenefitofthepermitgenerallyattachestothelandforwhichithasbeengrantedalthoughapermitissometimesmadespecifictoanominatedowneroroperator.Apermitisalwayssubjecttoatimelimitandwillexpireunderspecifiedcircumstances.Theresponsibleauthoritywillimposeconditionswhengrantingapermitandendorsedplanswillalsousuallyformpartofthepermit.Theproposalmustsatisfyalltheconditionsonaplanningpermit.
TheplanningpermitisthepreferredformofdevelopmentapprovalintheVictorianplanningsystem.Planningschemesallowawiderangeofusestobeconsideredineachzone through the permit process.
Apermitisnotalwaysrequiredtouseordevelopland.Planningschemesallowsomechangesinlandusewithouttheneedforapermit,providedconditionsaremet.Someusesordevelopmentmaybeprohibited.
Aplanningpermitshouldnotbeconfusedwithabuildingpermit.AbuildingpermitisissuedundertheBuildingRegulations2006andgenerallyrelatesonlytotheconstructionaspectsofaparticularbuildingordevelopment.Ifaplanningpermitisrequired,apermitundertheBuilding Act 1993 cannot be granted unless the Building Surveyorissatisfiedthatanyrelevantplanningpermithasbeenobtainedandthebuildingpermitwillbeconsistentwiththatplanningpermitorotherprescribedapproval.
Anybuildingpermitissuedmustbeconsistentwiththerequirementsoftheplanningpermit,includingconditionsandendorsedplans.
3.1.2 Theregularpermitprocess
Theauthorityinchargeofadministeringtheplanningscheme,includinggrantingpermits,istheresponsibleauthority.Inmostcasesthecouncilistheresponsibleauthority. The responsible authority may also be the Minister administering the Planning and Environment Act 1987(theAct),orsomeotherpersonorauthorityspecifiedintheplanningscheme.Thecouncilisthenormalfirstpointofcontactforpermitapplications.
TheprocedurearesponsibleauthoritymustfollowindecidingwhetherornottoissueapermitisshowninFigure3.1.Theprocedureformallybeginswhenacompletedapplicationformislodgedwiththeresponsibleauthority,accompaniedbyacomplete
PEA ss. 6, 62, 68
Planning schemes Cl. 31
BA s. 24(1)(c), (d)
PEA s. 13
PEA ss. 47 – 86
PLANNING PERMITS 3
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descriptionoftheproposal(whichmayincludeplans,supportinginformationandcopyoftitle)andtheprescribedfee.Inpractice,theapplicantwillbenefitfromdiscussingtheproposalindetailwiththeresponsibleauthoritybeforelodgingtheformalapplication.Manyproblemscanbeavoidedinthisway.
Withmanyproposalstheviewsofotheragencieswillberequiredbeforetheresponsibleauthoritycanmakeadecision.Theseagencieswillbeprescribedintheplanningschemebasedontheproposal,thelocationandotherfactors.Theresponsibleauthoritywillsendacopyoftheapplicationtotheseagenciesfortheircomment.
Insomeinstancestheresponsibleauthoritywillgivenoticeorrequirenoticetobegiventoadjoiningownersandoccupiers,unlessitconcludesthatmaterialdetrimentwillnotbecausedtoanyperson,ortheplanningschemespecificallyprovidesforanexemptionfromthenoticerequirements.Thereareseveralstandardproceduresforgivingnoticeofanapplication.
Theresponsibleauthoritymayalsoaskformoreinformationtobeprovidedbeforeitmakes a decision.
Oncenotice(ifrequired)hasbeengivenandtherelevanttimehaselapsedforsubmissionofobjectionsorcommentsbyanyreferralauthority,theresponsibleauthoritycandecidetheapplication.
Dependingonitsviewandwhetherornotobjectionshavebeenreceived,theresponsibleauthoritywillissueapermit,anoticeofdecisiontograntapermitoranoticeofrefusaltograntapermit.
Anapplicationcanalsobemadetotheresponsibleauthoritytoamendanexistingpermit.Theapplicationisprocessedinthesamewayasanapplicationforapermitwiththeresponsibleauthorityultimatelyissuinganamendedpermit,anoticeofdecisiontograntanamendmenttoapermitoranoticeofdecisiontorefusetograntan amendment to a permit.
AnapplicantandinmanycasesanobjectormayhavethedecisionreviewedbytheVictorianCivilandAdministrativeTribunal(VCAT)inparticularcircumstances.
3.1.3 TheVicSmartpermitprocess
The Planning and Environment Act 1987 (the Act) enables the planning scheme to set outdifferentproceduresforparticularclassesofapplicationsforpermits.
TheVicSmartpermitprocessisaspecificprocedureforassessingstraightforwardapplicationsthatareconsistentwiththepolicyobjectivesfortheareaandthezoningoftheland.TheVicSmartprocesshasfewerstepsthantheregularpermitprocess,itinvolvesamoretightlyfocusedplanningassessmentandshorterstatutorytimeframesapply.
TheChiefExecutiveOfficerofthecouncilistheresponsibleauthorityfordecidingaVicSmartpermitapplication.
Clauses90-95oftheplanningschemesetoutthespecificprovisionsthatapplytoVicSmartapplications.TheseprovisionscontaininformationrequirementsanddecisionguidelinesforeachclassofVicSmartapplication,andexemptVicSmartapplicationsfromcertainrequirementsoftheAct.
MoreinformationabouttheVicSmartprocessisprovidedinSection3.8.15ofthischapter.
PEA s. 6(2)(hb)
Planning schemes Cl. 90-95
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Theapplicationisreceived,includingthe prescribed fee
Figure3.1:Planningpermits–anoverview
Council declines
Newapplicationrequired
Noreferral,informationornoticerequired
Referral procedures ifrequired
(see Fig. 3.2)
Note amended applicationinregister
Noticeofamended application
[s. 57B]
Amended application
goes to referral authorities
[s. 57C]
Afternoticeisgiven,applicantasksresponsible authority to amend
application[s. 57A]
Noteamendedapplication in register
Make a decision on the application[s.61]
VCATReview–See Chapter 5
PERMITWhere the responsible
authority has decided in favourandtherewere
noobjections[s. 63]
NOTICE OF DECISIONIftherewereobjections
and the responsible authority proposes to
approve[s. 64]
NOTICE OF REFUSALWhere the responsible
authority has decided to decline to grant a permit
[s. 65]
Obtain more informationif
required(see Fig. 3.3)
Noticeofapplicationifrequired
(see Fig. 3.4)
AMENDMENT BEFORE NOTICE
Responsible authority amendsapplication
[s. 50A]
Registertheapplication
Council agrees
Applicant asks responsible authority to amend application[s. 50]
AMENDMENT AFTER NOTICE
Council agrees
Council declines
Newapplicationrequired
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3.2 Theapplication
3.2.1 Fortheapplicant–preparinganapplication
Isapermitrequired?Thestartingpointistofindoutfromtheresponsibleauthorityifaplanningpermitisrequired.
Thereisnopointinmakinganapplicationforauseordevelopmentforwhichapermitcannotbegranted(becauseitisprohibited)orisunnecessary(becauseitisallowed‘as-of-right’bythescheme).Anapplicationisappropriateonlyifaplanningschemerequiresapermittobeobtained.
Justbecauseapersonisabletoapplyforapermit,doesnotimplythatapermitshouldorwillbegranted.TheresponsibleauthorityhastodecidewhethertheproposalwillproduceacceptableoutcomesintermsoftheStatePlanningPolicyFramework(SPPF),theLocalPlanningPolicyFramework(LPPF),thepurposeanddecisionguidelinesoftheplanningschemerequirementsandanyotherdecisionguidelinesinClause65ofthescheme.
Planningschemecontrolscanrelatetotheuseofthesite,toalldevelopmentonthesiteortosomeaspectoftheproposeddevelopment.
Clause61.05ofplanningschemesprovidesthatiftheschemeallowsaparticularuseofland,itmaybedevelopedforthatuseprovidedalltherequirementsoftheschemearemet.Insomecasesapermittousethelandmaybeallthatisrequired,whileinothers,theusemaynotrequireapermitatall,althoughconstructionofbuildingsandworksmay.
Applicantscanhelpthemselvesandtheresponsibleauthoritybymakingsurethattheapplicationisrelatedstrictlytothoseaspectsoftheproposalwhichrequireapermit.
Preliminarydiscussionwiththecouncil’splanningofficer
Itisadvisabletodiscussaproposedapplicationwithplanningofficersoftheresponsibleauthoritybeforetheapplicationisfinalisedandsubmitted.Thiscanavoidboth cost and delay.
Planningofficerscanprovideadviceon:
• whetherapermitisrequiredandwhy
• whethertheapplicationisaVicSmartapplication
• thenatureandamountofsupportinginformationtosubmitwithanapplication
• any state and local planning policies (including the Municipal Strategic Statement) thatshouldbeaddressedaspartoftheapplication
• anyrelevantguidelines,requirements,particularprovisionsorVicSmartprovisionsthat may apply
• anyreferralauthoritiesrelevanttotheapplicationthatmustbenotified.
Pre-applicationdiscussionswithneighboursPermitapplicantsareencouragedtodiscusstheirinitialplanswithneighbourssotheycanascertaintheirneighbours’concernsandattempttoaddressthesebeforetheproposalisfullydevelopedandfinalised.
PEA s. 47(1)
PEA ss. 60(1), 47(1)(c)
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Applicantsarenotrequiredtodothis,butthesediscussionsmayavoidanobjectionattheapplicationstage.Mostpeopleappreciatetheopportunitytodiscussplansbeforetheformalnoticeprocesscommences,althoughitwillnotalwaysbepossibletomakechangesthatsatisfyeverybody.
InformationrequiredaspartoftheapplicationforpermitincludinganapplicationtoamendapermitThenatureandamountofinformationthatshouldformpartofanapplicationwilldependontheproposalanditslocation.Applicantsshouldmakesurethattheapplication:
• adequatelyidentifiesthelandaffectedandfullydescribestheproposal,includingplans,reportsandphotographsandthatsketchesandplanssuppliedcanbereadilyunderstoodbyallinterestedparties
• clearlyidentifiesthepermittobeamendedandtheamendmenttobemadetothatpermit,iftheapplicationistoamendapermit
• statesclearlytheuse,developmentorothermatterforwhichthepermitisrequired,oriftheapplicationistoamendapermit,statesclearlytheamendmentapplied for
• describestheexistinguseoftheland
• statestheestimatedcostofanydevelopmentforwhichapermitmayberequired
• clearlystateswhetherthelandisaffectedbyanyregisteredrestrictivecovenantandifsoisaccompaniedbyacopyofthatcovenant
• containsthespecificinformationrequiredbytheVicSmartprovisions,iftheapplicationisaVicSmartapplication
• containsanyspecificinformationrequiredbyarelevantplanningschemeprovision.
Thedepartment’swebsiteprovidesstandardchecklistsforthefollowingcommonapplicationtypes:
• VicSmartapplications
• dwelling
• industry
• business
• advertisingsign
• carparkingwaiver
• subdivision.
Thesechecklistscanbeusedasaguidefortheinformationtosubmitwithanapplication,butitisimportanttocheckwiththecouncilontheirspecificrequirements,and if the council has any local planning policies in their planning scheme that may requirespecificinformationtobesubmittedaspartoftheapplication.
Someplanningpracticenotesalsoprovideguidanceforparticularcategoriesofapplication.Planningpracticenotescanbeaccessedthroughthedepartment’swebsite.
PEA s. 47(1); PE Regs r.13, r.14
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Theapplicationshouldincludealltheinformationneededfortheresponsibleauthoritytoadequatelyconsiderit,including:
• anypotentialenvironmental,socialandeconomicimpactsassociatedwiththeproposal
• adescriptionofhowtheproposalisconsistentwiththerelevantstateplanningpolicies,theMunicipalStrategicStatementandanyrelevantlocalplanningpolices
• adescriptionofhowtheapplicationrespondsorisconsistentwiththepurposeandparticularrequirementsofthezoneandoverlayprovisions,orotherparticularprovisionswhichmayapplytotheapplication
• aresponsetoanyrelevantdecisionguidelinessetoutintheplanningschemewhichtheresponsibleauthoritymustconsiderindecidingtheapplication
• thewrittenconsentofthepubliclandmanageriftheapplicationrelatestolandinapublic land zone.
IftheapplicationisaVicSmartapplication,itshouldincludealltheinformationlistedinClause 93 or in the schedule to Clause 95 of the planning scheme that is applicable to thatclassofapplication.(SeeSection3.8.16ofthischapterformoreinformationaboutpreparingaVicSmartapplication.)
Pre-lodgementcertificationSomecouncilsofferapre-lodgementcertificationprocesstohelpachievefasterprocessinganddecisiontimes.
Thepre-lodgementcertificationprocessinvolvesanapplicantemployingacouncilaccreditedcertifiertoqualitychecktheirapplicationbeforeitislodgedwithcouncil.Theprocessmayalsoincludeapre-applicationmeetingwiththecouncilplannersandimmediateneighbourstothesubjectland.Thecertifierwilladvisetheapplicantonmeasurestoensurethattheapplicationcontainsalltherequiredinformationandisofanadequatestandard.
Theservicehelpspreventdelaysoftenassociatedwithincompleteapplications.Somecouncilsalsoofferguaranteesonmaximumdecisiontimeframesaspartoftheservice.
HowtoapplyforapermitAnapplicationmustbemadetotheresponsibleauthorityinaccordancewiththePlanningandEnvironmentRegulations2015(theRegulations)andbeaccompaniedbytheprescribedfeeandinformationrequiredbytheplanningscheme.
Applicants should use the Application for Planning Permit form or Application to Amend a Permitformsuppliedbytheresponsibleauthorityoravailableonlineviathedepartment’swebsite.Guidelinesonhowtocompletetheapplicationformsarealsoavailableatcounciloronthedepartment’swebsite.TheresponsibleauthoritymayalsohaveaspecificApplication for VicSmart Planning PermitformforVicSmartapplications.
Theapplicationmustbesignedbytheownerofthelandoraccompaniedbyadeclarationthattheapplicanthasnotifiedtheownerabouttheapplication.
Anapplicantwhoisnottheownerofthelandforwhichthepermitisbeingsoughtshouldbeawarethatalthoughanapplicationmayhavebeensignedbytheowner,itdoesnotnecessarilycarrytheowner’spermissiontousethelandasproposed.
Planning schemes Cl. 93, 95
PEA ss. 47, 48; PE (Fees) Regs r. 7; PE Regs r. 13, r. 14
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IntheparticularcaseofCrownland,consentbytheCrownlandmanagertotheapplicationbeingmademustnotbetakenasagreementtotheuseordevelopmentofthelandasproposed.Thismustbenegotiatedthroughtheappropriateleaseorlicenceagreements.
Thenatureoftheapplicationwillaffectthefeetobepaidtotheresponsibleauthorityandtheauthority’sconsiderationofit.Thereforeitisimportanttotakegreatcareinanalysingtherequirementsoftheschemeandpreparinganapplication.Careatthisstagecanavoidmisunderstanding,costanddelaylater.
Itisalsohelpfulwhenpreparingtheapplicationtoconsiderhowitwillbeinterpretedifnoticeoftheapplicationistobegiven.TheapplicationshoulduseplainEnglishtermstoaccuratelydescribewhatisproposedinadditiontoanyrelevantlandusetermsuchas‘Placeofassembly’.Ifthispartoftheapplicationisnotclear,givingnotice(andtheconsiderationoftheapplication)maybedelayediftheresponsibleauthorityneedstonegotiatemodificationstotheapplicationbeforenoticecanbegiven.
HowtoapplyforanamendmenttoapermitAnapplicationtoamendapermitfollowsthesameprocedureasanapplicationforapermit(sections47to62oftheAct).FurtherinformationonamendingapermitisfoundinSection3.6.4ofthischapter.
3.2.2 Fortheresponsibleauthority–preliminarystepsforanapplication
Pre-applicationmeetingsReduceinconvenienceanddelayinprocessinganapplicationbydiscussingthedetailsoftheapplicationandinformationtobesubmittedwiththeapplicantbeforetheapplicationislodged.ThisisparticularlyimportantforVicSmartapplicationsastheprescribedtimeforassessingtheseapplicationsisshort.Pre-applicationmeetingswillreducethelikelihoodoffurtherinformationhavingtobesought.
GuidelinesforapplicantsItishelpfuliftheresponsibleauthorityprovidesguidelinesforapplicantsindicatingthetypeofinformationrequiredforcommontypesofapplications.Theseshoulddrawattentiontoanyguidelinesorcodesthatneedtobeconsideredorcompliedwith,aswellastoproceduralrequirementssuchasthenumberofcopiesofplansrequired.
CheckinganapplicationEveryapplicationmustbemadeinaccordancewiththeRegulations.Theapplicationmustincludesufficientsupportinginformation(suchasplans,reportsandphotographs) to fully describe the proposal.
Whentheapplicationissubmittedcheckthat:
• itisaccompaniedbyanyinformationrequiredbytheplanningscheme
• anaccuratedescriptionofthelandhasbeengiven
• theproposalhasbeendescribedsatisfactorily
• itincludesacopyofanyregisteredrestrictivecovenantaffectingtheland
• theapplicationaddressestheSPPFandLPPF(MunicipalStrategicStatementandLocalPlanningPolicy),ifapplicable
PEA s. 73
PEA s. 47(1)(a); PE Regs r. 13, r. 14
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• theapplicationaddressestherelevantplanningschemeprovisionsincludingzones,overlaysandanyrelevantparticularprovisions,generalprovisionsorVicSmartprovisions
• theapplicationfeehasbeenpaid
• theapplicantistheownerofthelandorhasnotifiedtheownerofthelandabouttheapplication.
Thesematterscanoftenbecheckedatthecounterwhentheapplicationislodged.
3.2.3 Applicationfees
Inmostcasesafeemustbepaidwhenanapplicationismade.TheamountisprescribedinthePlanningandEnvironment(Fees)InterimRegulations2014(theFeesRegulations).Thefeeispaidtotheresponsibleauthoritytoconsideranapplication.Itisnotapermitfeeandisnotrefundediftheapplicationisrefused.
Ifanapplicationrelatestoacombinationofuse,development(otherthansubdivision),subdivisionandvaryingorremovalofeasements,restrictionsorcovenants,thetotalamount payable is the sum of the highest fee plus 50 per cent of the others.
TheFeesRegulationsprescribefeesfordifferentclassesofapplications.Theclassofapplication–andthereforethefee–willdependontheplanningschemeandwhyapermitisneeded.Inthisregard,thefollowingpointsshouldbenoted:
• insomeinstancesapermitmaybeneededtoeitheruseordevelopland,butnotboth.Inthosecasestheapplicationandthefeeshouldbeconfinedtotheitemsforwhichapermitisneeded
• insomeinstancesapermitfordevelopmentmayonlyberequiredforpartoftheproject–forexample,constructionofaccesstoamainroad.Inthosecasestheapplicationandthefeeshouldbeconfinedtotheitemsforwhichapermitisneeded
• theapplicationfeesforthedevelopmentoruseanddevelopmentofasingledwelling,ordevelopmentancillarytotheuseoflandforasingledwelling,areseparatetootherdevelopmentandfallwithinclasses2and3oftheFeesRegulations
• intheFeesRegulations,unlessspecifiedtothecontrary,wordsinthesingularinclude the plural.
Ifapermitisneededfordevelopment,thefeeapplicabledependsonthecostoftheproposeddevelopmentasstatedontheapplicationform.
Anapplicantmustmakearealisticestimateofthecostandtheresponsibleauthoritymayaskforinformationtosupportthis.Thecost(forcalculatingthefee)istheestimate(orcontract)costofundertakingthework.Anyincreaseinpropertyorlandvaluesresultingfromthedevelopmentisnotrelevanttocalculatingthecost.
Regulation16setsoutcircumstancesunderwhichtheresponsibleauthoritymaywaiveorrebatefees.Rebatingisaformofdiscounting,soresponsibleauthoritieshavethediscretiontoreducefees,ratherthanwaivingthemcompletely.Responsibleauthoritieswilldeveloptheirownpoliciesandproceduresforthis.
Furtherinformationaboutplanningfeesisavailableonthedepartment’swebsite.
PE (Fees) Regs r.7 and 8
PE (Fees) Regs r. 16
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3.2.4 Theregisterofapplications
Theresponsibleauthoritymustkeeparegisterofallapplicationsreceivedandspecifiedinformationaboutthoseapplications.Theregistermustbemadeavailabletothepublicduringofficehourswithoutcharge.
TheregistermustcontaintheinformationprescribedintheRegulations.TheregistermustalsospecifywhetheranapplicationisaVicSmartapplication.Aresponsibleauthority may decide on the format of its register but the register must contain all oftheinformationrequiredbytheRegulations.Theinformationcanalsobestoredelectronicallywithaprintedversionavailableforpublicinspection.Theregistercouldalsorecordadditionalinformationusefultotheresponsibleauthorityorthepublic.
3.2.5 Planningschemecheck
Theapplicationshouldbecheckedagainsttheplanningschemeprovisionsatanearlystageandtheapplicantadvisedquicklyifnopermitisrequiredortheproposalisprohibited.Pre-applicationdiscussionwithapplicantsshouldlargelyavoidsuchapplicationsbeinglodged.
Whereaninvalidapplicationismade,theresponsibleauthorityshouldexplainthesituationandgivetheapplicanttheopportunitytowithdrawtheapplicationandhavethe fee refunded.
TheplanningschemeshouldalsobecheckedtodeterminewhethertheapplicationisaVicSmartapplicationbecausespecificprovisionsandproceduralrequirementsapplytotheseapplications.
IfalandowneroroccupierwantsformalverificationthatauseordevelopmentdoesnotrequireaplanningpermittheymaywishtoapplyforaCertificateofComplianceinaccordancewithPart4AoftheAct.(SeeChapter4,Section4.1onCertificatesofcompliance.)
3.2.6 Verificationofinformation
Regulation21allowsaresponsibleauthoritytoverifyinformationeitherincludedinanapplicationorsuppliedasmoreinformationundersection54.
Section48(2)oftheActprovidesapenaltyforattemptingtoobtainapermitbymakingfalserepresentations.
Section87(1)(a)allowsanapplicationtoVCATtobemadeforcancellationoramendment of a permit if there has been a material misstatement or concealment offactinrelationtotheapplication.Inaccordancewithsection94(4)(b),nocompensationforcancellationoramendmentispayableinthesecircumstances.
A responsible authority may consider it important in some special circumstances to verifyinformationbyaskingtheapplicanttomakeastatutorydeclarationofcertainfacts.Thismaybeappropriateifthatinformationiscriticaltotheapplicationandisnototherwisereadilyverifiable.Afalsestatutorydeclarationconstitutesperjury.
Responsibleauthoritiesshouldnotethatthisprovisionrelatestoinformationcontainedintheapplicationorsuppliedundersection54(moreinformation).Itdoesnotcoverproceduralmatterssuchasastatementbyanapplicantthatnoticehasbeengiven.Anyonewhomakesafalsestatementaboutgivingnoticeofanapplicationriskscancellationoramendmentofanypermitissued.
PEA s. 49
PE Regs r. 15
PE Regs r. 21
PEA ss. 48(2), 87(1)(a)
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3.2.7 Amendinganapplication–beforenoticeisgiven
Anapplicantoraresponsibleauthoritywiththeagreementoftheapplicantmayamendanapplicationbeforenoticeisfirstgivenundersection52oftheAct.Anapplicantmayalsoasktheresponsibleauthoritytoamendanapplicationafternoticehasbeengiven(seeSection3.3.5ofthischapter).
Amendmentofapplicationattherequestoftheapplicant–beforenoticeisgiven Anapplicantmayasktheresponsibleauthoritytoamendanapplicationbeforenoticeisgivenundersection52.Anamendmenttoanapplicationmayincludeanamendmentto:
• theuseordevelopmentmentionedintheapplication
• thedescriptionofthelandtowhichtheapplicationapplies
• anyplansandotherdocumentsformingpartoforaccompanyingtheapplication.
Arequestforamendmentmust:
• be accompanied by the prescribed fee (if any)
• beaccompaniedbyanyrequiredinformationinrelationtotheplanningschemeorarestrictivecovenantthatwasnotprovidedwiththeoriginalapplication
• iftheapplicantisnottheowner,besignedbytheownerorincludeadeclarationthattheapplicanthasnotifiedtheowneroftherequest.
Theresponsibleauthoritymustamendtheapplicationinaccordancewiththerequest.Howeveritmayrefusetoamendtheapplicationifitconsidersthattheamendmentissosubstantialthatanewapplicationforapermitshouldbemade.
The responsible authority must make a note in the register of the amendment to the application.
TheamendedapplicationistakentobetheapplicationforthepurposesoftheActandtohavebeenreceivedonthedaythattheresponsibleauthorityreceivedtherequestfor the amendment.
Amendmentofapplicationbytheresponsibleauthority–beforenoticeisgiven Aresponsibleauthoritymaymakeanyamendmenttoanapplicationthatitthinksnecessarybeforenoticeisgiven.Theamendmentmustbemadewiththeagreementoftheapplicantandaftergivingnoticetotheowner.Aswithanamendmentinitiatedbytheapplicant,anamendmenttoanapplicationinitiatedbytheresponsibleauthoritymayinclude:
• theuseordevelopmentmentionedintheapplication
• thedescriptionofthelandtowhichtheapplicationapplies
• anyplansandotherdocumentsformingpartoforaccompanyingtheapplication.
Theresponsibleauthoritymayrequiretheapplicanttonotifytheownerandtomakeadeclarationthatnoticetotheownerhasbeengiven.
The responsible authority must make a note in the register of the amendment to the application.
PEA ss. 50, 50A, 57A
PEA s. 50 (1), (2)
PEA s. 50(3)
PEA s. 50(4), (5)
PEA s. 50(6), (7)
PEA s. 50A(1), (2)
PEA s. 50A(3)
PEA s. 50A(4), (5)
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Whathappenstotimeframes?TheamendedapplicationistakentobetheapplicationforthepurposesoftheActandtohavebeenreceivedonthedaythattherequestforamendmentwasreceivedbytheresponsibleauthorityor(inthecaseofanamendmenttoanapplicationbytheresponsible authority) the day that the applicant agreed to the amendment.
Thismeansthatthestatutoryclockbeginsuponreceiptoftheamendedapplication.
3.2.8 Whocaninspectanapplication?
Anyonecaninspecttheapplicationandaccompanyingplansanddocumentsfreeofchargeduringofficehours.Somecouncilsalsoprovideanonlineresourceviatheirwebsitethatallowsapplicants,objectorsandinterestedpartiestolodgeandviewapplicationdocumentsandtrackplanningapplicationsonline.Therelevantcouncilwebsiteshouldbeconsultedtoestablishifanonlineserviceisavailable.
Anapplicationcanbeinspectedfreeofchargefromthetimeitismade:
• untiltheendofthelastapplicationforreviewperiodinrelationtotheapplication,or
• ifanapplicationforareviewismade,untilthatapplicationisdeterminedbyVCATorwithdrawn.
Accessinganapplicationfileafterthisperiodmayincurafilesearchfee,butcouncilmustmakeacopyofeverypermitthatitissues,includinganyplansformingpartofthatpermit,availableatitsofficeforinspectionbyanypersonduringofficehoursfreeof charge.
Councilisnotobligedtogivecopiesofanapplication,althoughitcanifitwishes.As long as the planning documents are used for the purpose of the public planning process,includingrelevantcommunityconsultation,nobreachofcopyrightwilloccur.Administrativechargescan,ifnecessary,bemadeforcopying.
Planning Practice Note 74 – Availability of Planning Documentsgivesfurtheradviceaboutmakingcopiesofplansandothermaterialrelatingtoplanningapplicationsavailable.
Victoria’s Information Privacy Act 2000setsstandardsforthecollectionandhandlingofpersonalinformation.MoreinformationcanbeobtainedfromthePrivacyVictoriawebsiteatwww.privacy.vic.gov.au.
3.3 Consideringanapplication–proceduralsteps
3.3.1 Referringanapplicationundersection55
Section55oftheActprovidesforapplicationstobereferredtoauthoritiesspecifiedintheschemeasreferralauthorities.Areferralauthoritycanbeanyperson,group,agency,publicauthorityorotherbodyspecifiedintheplanningschemeortheActwhoseinterestsmaybeparticularlyaffectedbythegrantofapermitforauseordevelopment.
PEA ss. 50(7), 50A(5)
PEA ss. 51, 57(5), 70
PEA s. 51
PEA s. 70
PEA ss. 55, 62(1)
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Thekeyobjectiveofthereferralsprocessistoprovideauthoritieswhoseinterestmaybeaffectedbythegrantofapermitwiththeopportunitytoensurethatapermitisnotgrantedwhichwilladverselyaffectthatauthority’sresponsibilitiesorassets.
Referralrequirementsundersection55arelistedinClause66oftheplanningscheme.
Figure3.2setsoutreferralrequirementsandprocedures.
TwotypesofreferralauthorityAplanningschemewillidentifyareferralauthorityas:
• a determining referral authority; or
• a recommending referral authority.
Bothtypesofreferralauthoritycanobjecttothegrantofapermit,decidenottoobjectorspecifyconditionstobeincludedonapermit.However,theeffectofthatadviceonthefinaloutcomeofanapplicationisdifferentforeachtypeofreferralauthority.
Ifadeterminingreferralauthorityobjects,theresponsibleauthoritymustrefusetheapplication,andifitspecifiesconditions,thoseconditionsmustbeincludedinanypermit granted.
Incontrast,aresponsibleauthoritymustconsiderarecommendingreferralauthority’sadvicebutisnotobligedtorefusetheapplicationortoincludeanyrecommendedconditions.ArecommendingreferralauthoritycanseekareviewatVCATifitobjectstothegrantingofapermitoritrecommendsconditionsthatarenotincludedinthepermit by the responsible authority.
Theprocessforreferringanapplicationisthesameforbothtypesofreferralauthority.Each:
• mustbegivenacopyoftheapplication(s.55(1))
• mayaskformoreinformation(s.55(2))
• mustconsidereveryapplicationitreceives(s.56(1))
• mustkeeparegisterofapplicationsitreceives(s.56A)
• mustgivetotheapplicantwithoutdelay:
x acopyofanyrequestitmakestotheresponsibleauthorityformoreinformation(s. 55(3))
x acopyofanydecisionandcommentsitgivestotheresponsibleauthority(s.56(3A)
• mayobjecttoanapplicationorrequestthatconditionsbeincludedonapermit(s.56(1))
• maygivecommentsontheapplication(s.56(3)).
Figure3.2setsoutreferralrequirementsandprocedures.
PEA s. 56(1)
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Whatmustaresponsibleauthoritydo?Aresponsibleauthoritymustsendtheapplicationandprescribedinformation,withoutdelay,toeveryreferralauthorityspecifiedinClause66oftheplanningschemeforthattypeofapplication.Theresponsibleauthorityisexemptfromthisrequirement:
• wherethereferralauthorityhasalreadyconsideredtheproposalwithinthepastthreemonthsandstated,inwriting,thatitdoesnotobjecttothegrantingofapermit; or
• ifinit’sopinion,theproposalsatisfiesrequirementsorconditionspreviouslyagreedinwritingbetweentheresponsibleauthorityandthereferralauthority.
AcopyoftheapplicationtogetherwiththeinformationprescribedintheRegulationsmustbegiventothereferralauthority.Theprescribedinformationis:
• theapplicationreferencenumber
• thedatetheresponsibleauthorityreceivedtheapplication
• adescriptionofwhyapermitisrequired(usingthesamewordsthatappearinthepermitrequirement(s)intheplanningscheme)
• alistofclausesintheplanningschemethatrequiretheapplicationtobereferredto that referral authority
• thedescriptioninClause66ofthekindofapplicationrequiredtobereferredtothat referral authority
• whetherthereferralauthorityisadeterminingreferralauthorityorarecommendingreferralauthorityfortheapplication.
Aresponsibleauthoritymustnotdecideonanapplicationthathasbeenreferreduntiltheprescribedperiodof28dayshaselapsed.However,ifwithin21daysofbeinggivenacopyoftheapplication,thereferralauthoritytellstheresponsibleauthoritythatitneedsfurtherinformation,theprescribedperiodis28daysfromthedayonwhichtheresponsibleauthoritygivesthatinformation.
TheprescribedtimecanalsobeextendedbytheMinister.Otherfactorsintheapplicationprocesswillalsoaffectwhenaresponsibleauthoritymaymakeadecision,suchasthepublicnoticeperiodundersection52oftheAct.Intheseinstances,adecisionmustnotbemadeuntilthe14daynoticeperiodhaselapsed.
Beforedecidingonanapplication,theresponsibleauthoritymustconsideranydecisionorcommentsithasreceivedfromareferralauthority.
ActioninresponsetodeterminingreferralauthorityadviceInresponsetoadeterminingreferralauthority’sdecision,theresponsibleauthoritymust:
• refuse to grant a permit if the authority objected to the grant of the permit
• includeanyconditionsonthepermitrequiredbytheauthority.
Aresponsibleauthoritymustnotincludeadditionalconditionsthatmayconflictwithanyconditionthatadeterminingreferralauthorityspecifies.
Ifaresponsibleauthoritydecidestorefusetograntapermit,thenoticeofdecisionmuststatewhetherthegroundsofrefusalwerethoseoftheresponsibleauthorityoradetermining referral authority.
PEA s. 55(1); PE Regs r. 19
PEA s. 59(2), (3); PE Regs r. 24
PEA s. 60(1)(d)
PEA ss. 61(2), 62(1)(a)
PEA s. 62(1)(b)
PEA ss. 65(2), 66(5)
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ActioninresponsetorecommendingreferralauthorityadviceInresponsetoarecommendingreferralauthority’sdecision,theresponsibleauthoritymay:
• refuse to grant a permit if the authority objected to the grant of the permit
• includeaconditiononthepermitrecommendedbytheauthority.
Theresponsibleauthoritymustgiveacopyofanydecisiontoeachdeterminingreferralauthorityandifitdidnotobjectorrecommendacondition,acopytoeachrecommendingreferralauthority.Anoticeofthedecisionisgiventoarecommendingreferralauthoritywhenithasobjectedorifanyrecommendedconditionoftheauthority is not imposed on the permit.
GrantofpermitwherenoticeofdecisionhasbeenissuedTheresponsibleauthoritymustnotissuethepermittotheapplicant:
• untilafterthe21day‘reviewperiod’(theperiodwithinwhicharecommendingreferralauthoritymayapplytoVCATforareviewofadecisiontograntapermitwheretheauthorityeitherobjectedtotheapplicationorsoughttheinclusionofapermitconditionthatwasnotincluded);or
• ifanapplicationforreviewismadewithinthat21dayperiod,untiltheapplicationisdeterminedbyVCATorwithdrawn.
ApplicationforamendmentofpermitTheresponsibleauthorityissubjecttoequivalentreferralobligationswhenprocessinganapplicationtoamendapermitunderDivision1AoftheAct.
Whatmustareferralauthoritydo?Whenareferralauthorityreceivesanapplicationfromaresponsibleauthorityitshouldfirstconsiderwhetheritneedsmoreinformationtoassistitsassessment.Areferralauthorityhas21daysfromreceiptoftheapplicationtotelltheresponsibleauthorityinwritingthatitneedsmoreinformation.
Thereferralauthoritymustalso,withoutdelay,givetheapplicantacopyofanysuchrequest.Theresponsibleauthoritymaythenfollowwitharequesttotheapplicanttoprovidetherequiredinformation.(SeeSection3.3.2of this chapter – Further informationrequirement).
Areferralauthoritymustconsidereveryapplicationreferredtoitandtelltheresponsibleauthorityinwritingifit:
• doesnotobjecttothegrantingofapermit
• doesnotobjecttothegrantingofapermitprovidingthatcertainconditionsareincludedonthepermit,orthatcertainmattersaredonetoitssatisfaction
• objectstothegrantingofapermitonspecifiedgrounds.
Thereferralauthoritymay,inadditiontogivingdirectionstothecouncil,provideanyotheradvicewhichitbelievesisrelevanttotheapplicationandmayassistthecouncilinreachingitsdecision.Suchadviceshouldbeclearlydistinguishedfromanydirections.
Whileadeterminingreferralauthoritycandirectrefusalofapermitbyobjectingtothegrantofthepermit,itcannotdirectthatapermitbeissued.
PEA ss. 61(2A), 62(2)(ab)
PEA s. 66
PEA ss. 64A, 82AAA; PE Regs r. 35, r. 36
PEA ss. 72-76A
PEA ss. 54(1), 54(2), 55(2), 55(3); PE Regs r. 20
PEA s. 56(1), 56(3)
PEA s. 61(2)
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AreferralauthoritymustactpromptlyandinaccordancewiththetimesprescribedintheRegulationstoavoidunreasonableandunnecessarydelay.
Thereisnotimewithinwhichareferralauthoritymustgiveitsadviceorcomments,however,theresponsibleauthoritymayproceedtomakeadecisionwithoutthereferralauthority’sadviceafter:
• 28daysfromthedayonwhichthereferralauthorityisgivenacopyoftheapplication;or
• ifwithin21daysofbeinggivenacopyoftheapplicationthereferralauthoritytellstheresponsibleauthorityitneedsfurtherinformation,28daysfromthedayonwhichtheresponsibleauthoritygivesthatinformation.
Ifareferralauthorityrequiresmoretimetoconsideranapplication(forexample,anapplicationforamajororcomplexproposal)itmayapplytotheMinisterformoretime,indicatinghowmuchtimeitconsidersisnecessary.IftheMinisteragrees,boththereferralauthorityandthecouncilwillbenotifiedoftheextratimeallowed.Itisgoodpracticehowever,forareferralauthoritytodiscussitsneedswiththecouncilfirst,withanaimtoestablishamutuallyagreedextendedtimeframebeforemakingaformalrequesttotheMinister.
Recordkeepingdutiesforareferralauthority
Areferralauthorityisrequiredtokeeparegisterofallpermitapplications,includingamendedapplications,referredtoit.Theregistermustbemadeavailableduringofficehours for any person to inspect free of charge.
Basicadministrativedetailsarerequiredtobekeptsuchastheapplicationnumber,addressofthelandanddatesofreceiptanddecision.Thedecisionorrecommendationofthereferralauthorityisalsorequiredtobekeptontheregister.
VCATreviewsandreferralauthoritiesArecommendingreferralauthoritymayapplytoVCATforreviewoftheresponsibleauthority’sdecision:
• tograntapermit,wheretheauthorityobjectedtothegrantofthepermit;or
• tonotincludeaconditiononthepermitthattheauthorityrecommended.
PEA ss. 59(2), 197; PE Regs r. 24
PEA s. 56(4)
PEA s. 56A; PE Regs r.23
PEA s. 82AAA
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Figure3.2:Referralrequirementsandprocedures
ReferralsrequiredbytheActorplanningscheme
Hastheauthoritystatedinwritingthatitdoesnotobjecttothe proposal?
ORDoestheproposalsatisfyrequirementsorconditionspreviously
agreedinwritingbetweentheresponsibleauthorityandthereferralauthority?
Yes No
Sendtheapplicationtothereferralauthoritywithoutdelay
Does the referral authorityneedmoreinformation?
Yes No
Telltheresponsibleauthoritywithin21daysandgivetheapplicantacopyoftherequestwithout
delay
The responsible authority tellstheapplicantwithin28daysofthe
applicationbeingmade,aboutallfurtherinformationneeded
The applicant supplies theinformationrequiredorappliesfora
reviewagainsttherequirement
Theresponsibleauthoritygivesthe referralauthoritytheinformation
Thereferralauthorityconsiderstheapplicationandadvisestheresponsibleauthoritythatit
(a)doesnotobject,(b)doesnotobjectsubjecttoconditions,orthatit(c)objects.Thereferralauthoritymayalsoprovide
additionalcomments.
The responsible authority makes a decision.It mustfollowtherequirementsofadeterminingreferralauthority
and mayfollowtherequirementsofarecommending referral authority.
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AreferralauthorityisapartytoaproceedingforaVCATreviewofadecisionoftheresponsibleauthorityinthefollowingcircumstances:
Determining referralauthority
• Aproceedingforreviewofarefusaltograntapermitwhere:
x theauthorityhadobjectedtothegrantingofthepermit; or
x itwasrefusedbecauseaconditiontheauthorityrequiredconflictedwithaconditionofanotherreferralauthority.
• Aproceedingforreviewofapermitconditionthattheauthorityhadrequiredtobeincludedonthepermit.
Recommending referralauthority
AproceedingforreviewwheretheauthorityisgivennoticeofanapplicationforreviewasrequiredundertheAct–includingareviewofarefusaltograntapermitifitobjectedtothegrantofthepermitorareviewofapermitconditionifithadrecommendedthesubjectcondition.
MakingthereferralsystemefficientandeffectiveResponsibleandreferralauthoritiesshouldhaveprocessesinplacetominimisedelaysandtofacilitateeffectivedecisionmaking.AdviceongoodpracticeisprovidedinPlanning Practice Note 54 – Managing Referrals and Notice Requirements.
Noticetoanauthorityundersection52AplanningschemeortheActmayrequirethatotherauthoritiesbegivennoticeofcertainapplicationsinaccordancewithsection52(1)(c)oftheAct,orthattheviewsofotherauthoritiesbeconsidered.
Thereisacleardistinctionbetweensection55referralsandsection52noticeprovisions,particularlyinthecaseofadeterminingreferralauthority’sabilitytovetoanapplication.Aresponsibleauthorityshouldspecifytotheauthoritywhethercommentsarebeingsoughtundersection52or55oftheAct,orwhethernon-statutoryadviceisbeingsought.
Ifanobjectionislodgedbytheauthority,theobjectionmustbetakenintoconsiderationunderthenormalprovisionsoftheAct.Theauthorityhasthesamereviewrightsasanyotherobjector.
Aresponsibleauthorityisnotboundtorefusetograntapermitifthereisanobjection,orincludeanyspecifiedconditions.Ifnoobjectionsorcommentsarereceivedwithinthespecifiedtime,considerationoftheapplicationneednotbedelayed.Thisprocessalsorelievestheauthorityfromhavingtorespondtotheapplicationifithasnothingtosay.
SeekingadviceandcommentsAresponsibleauthoritymayseektheviewsofanyotherperson,authorityorbodywhichitbelievescanprovideausefulcontributiontoitsdecision-makingprocess(suchasexpertknowledgeorresources).Therearenoprocedureslaiddownforprovidingsuchexpertadvice.
PEA ss. 83(1), 83(3), 83AB
PEA s. 52
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3.3.2 Furtherinformationrequirement
Theresponsibleauthoritycanrequiretheapplicanttoprovidemoreinformationaboutaproposal,eitherforitselforonbehalfofareferralauthority.
ProcessesforobtainingmoreinformationaresummarisedinFigure3.3.
Therequestforfurtherinformationmustbeinwritingsettingouttheinformationtobeprovided.Iftherequestforfurtherinformationismadewithintheprescribedtime,therequestmustalsospecifyadatebywhichtheinformationmustbereceived.
TheprescribedtimeforaVicSmartapplicationisfivebusinessdaysaftertheresponsibleauthorityreceivedtheapplication.Forallotherapplications,theprescribedtimeis28daysaftertheresponsibleauthorityreceivedtheapplication.
Anapplicationlapsesiftherequestedinformationisnotprovidedbythedatespecifiedbytheresponsibleauthority.Thelapsedatemustnotbelessthan30daysafterthedateofthenoticerequestingtheinformation.Anapplicationthathaslapsedcannotberecommenced.Itisimportantthatapplicantsaremadeawareoftheconsequencesofallowinganapplicationtolapse.Onemechanismisthatacouncilmightputanoteaboutthemeaningofthelapsedateinitsletterrequestinginformation.
Aresponsibleauthorityshouldnotroutinelyspecifythisminimumtimeof30days.Thedatespecifiedbytheresponsibleauthoritymustbereasonableinrelationtothenatureoftheapplicationandthetypeofinformationrequested.Aresponsibleauthorityshouldalsobespecificabouttheinformationrequestedratherthanaskingfor an opinion or generalised comments.
Arequestformoreinformationwithintheprescribedperiodmeansthatthe‘clock’isstopped.(Note:the‘clock’countsthenumberofdaysuntiltheapplicantmayapplyforareviewofthefailureoftheresponsibleauthoritytodeterminetheapplication.The‘clock’startsagainfromzerowhenasatisfactoryresponsetotheresponsibleauthority’srequestisreceived).
Informationcanberequestedaftertheprescribedperiod,butifthisinformationisnotprovided,theresponsibleauthorityisnotprotectedfromanapplicationforreviewofitsfailuretodecidetheapplication.Itisimportantthereforetoensurethattheinitialrequestiscomprehensiveasanapplicantcanapplyforareviewagainstarequirementformoreinformation.
Thetimelimitsforresponsibleandreferralauthoritiesmeanthatrequirementsformoreinformationmustbedeterminedquickly.Theresponsibleauthority,inparticular,needstoliaisewithreferralauthoritiessothattheapplicantispresentedwithacoordinatedrequestclearlysettingoutwhatinformationisrequired,whorequiresitandtowhomitshouldbesent.Theapplicantcansendinformationrequiredbyareferralauthority(particularlytechnicalinformationspecifictoit)directlytothatauthority.Acopyshouldbesentatthesametimetotheresponsibleauthority.
Authoritiesareencouragedtomaximiseuseofelectronicdatatransfertoexpeditedecision making.
PEA s. 54(1)
PEA s. 54(1A), (1B), (1C)
PEA ss. 54, 79; PE Regs r. 30
PEA ss. 54, 76(b)
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Applicantscanminimisethelikelihoodofrequirementsformoreinformationandinevitabledelayinconsideringtheapplicationby:
• havingpriordiscussionwiththeresponsibleauthoritytodeterminewhatinformationisrequired
• seekingagreementfromreferralauthoritiesbeforemakinganapplication
• consideringinadvancethematterswhichtheresponsibleauthoritymusttakeintoaccountwhenconsideringtheapplication(suchasthedecisionguidelinesinzonesandoverlays)
• consideringtheinformationwhichallaffectedauthoritiesmayrequiretomakeadecisionontheapplication.
ExtendingthetimetoprovidefurtherinformationAnapplicantcanapplytotheresponsibleauthoritytoextendthedatespecifiedtoprovidefurtherinformation.Therequesttoextendthedatemustbemadebeforethelapse date.
Theresponsibleauthoritymaydecidetoextendthetimetoprovidetherequestedinformationorrefusetoextendthetime.Itmustgiveitsdecisiontotheapplicantinwriting.Iftheresponsibleauthoritydecidestoextendthetime,itmustgiveanewlapsedatefortheapplication.
Ifarequesttoextendthetimeisrefusedbytheresponsibleauthority,theapplicantwillhave14daysfromthatrefusaltosupplytheinformation.
AnapplicanthastherightofreviewtoVCATiftheresponsibleauthorityrefusestoextendthetimeforprovidingtherequiredinformation.Anapplicationforreviewmustbe made before the lapse date.
PEA s. 54A(1), (2)
PEA s. 54A(3), (4), (5)
PEA s. 54A(6)
PEA s. 81(2); PE Regs r. 34(2)
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Figure3.3:Requirementformoreinformationaboutanapplication
Applicantprovidestheinformation
Responsibleauthoritygivestheinformationtothereferralauthority(whereapplicable)
Referral authority responds (whereapplicable)
Applicant does not provideinformationby
lapse date
FURTHERINFORMATIONREQUESTResponsibleauthorityaskstheapplicantformoreinformationforitand/orareferralauthority
[s. 54; r. 20]
(Iftherequestismadewithintheprescribedperiodof28daysofreceivingtheapplication,therequirement must include a lapse date of not less than 30 days)
Referral authority tells the responsible authority more informationisneeded(and
givestheapplicantacopyoftherequest)
[s.54(1),55(2),55(3),r.20]
Responsible authority decides moreinformation
is needed[s. 54(1)]
Applicant applies for extension of timetoprovidemoreinformation
[s. 54A]
Responsible authority extends
the lapse date
Applicant applies to VCAT for revieworrefusaltoextendlapse
date[s. 81(2)]
VCAT sets a newlapsedate
VCAT determines that theinformation(oramodifiedformoftheinformation)istobe
supplied[s.85(1)(d)(ii)&(iii),85(3)]
(anewlapsedateisalso determined for the
application)
Applicant applies to VCAT for a reviewoftherequirementtoprovidemoreinformation
[s. 78]
APPLICATIONLAPSES
RESPONSIBLEAUTHORITYMAKESADECISION ONTHEAPPLICATION
[s. 61]
(See Figure 3.5)
VCAT determines that theapplicationbe decided as submitted[s. 85(1)(d)(i)]
Responsible authority refuses
to extend the lapse date
VCAT refuses to extend the
time
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3.3.3 Noticeofanapplication–‘advertising’
Isnoticerequired?Therequirementsforgivingnoticeofanapplicationaresetoutinsection52(1)oftheAct.Aplanningschemecanalsospecifyparticularrequirementsforgivingnotice.
Ifaplanningschemesetsoutspecificnoticerequirementsaboutaparticulartypeofapplication,thoserequirementsmustbefollowed.Otherwisetheresponsibleauthoritymustdirectlyconsiderthelikelyeffectoftheuseordevelopmentproposed.
Aplanningschememayexemptanyclassorclassesofapplicationfromsomeorallofthenoticerequirementsthatmayotherwiseapplyundersection52(1)oftheAct.Inthesecases,thereisnoopportunityforotherpeopletomakesubmissionsorobjectionsinrelationtotheapplication.Theapplicationmuststillbereferredtoanyreferralauthorityandtheresponsibleauthoritymuststilltakeintoaccountallrelevantplanningconsiderationsindecidingtheapplication.
Anexemptionfromthenoticerequirementsmustbeincludedintheplanningscheme.
Therearemanyexamplesofexemptionsfromnoticerequirementsinplanningschemes.TheexemptionsmostcommonlyarisewheretheapplicationisaVicSmartapplication,apermitisunlikelytohaveasignificantplanningimpactorwheretheuseordevelopmentgenerallycomplieswithapolicyorplanthathasbeenpreviouslysubjecttopublicscrutinyaspartofitsapprovalprocess.
TheprocessesforgivingnoticeofanapplicationaresummarisedinFigure3.4.
• TheActplacestheonusontheresponsibleauthoritytogivenotice(ortorequiretheapplicanttogivenotice)ofanapplication.Noticeoftheapplicationmustbegiventotheownersandoccupiersoflandadjoiningthesubjectlandtowhichtheapplicationapplies,unlesstheresponsibleauthorityissatisfiedthatthegrantofapermitwouldnotcausematerialdetrimenttoanypersonortheplanningschemecontainsaspecificexemptionfromthenoticerequirements.
• If the responsible authority forms an opinion that material detriment may be causedtooneormoreadjoiningownersoroccupiers,noticemustbegiventoalladjoiningownersandoccupiers.
• Noticetoalladjoiningownersandoccupiersmustbegivenunlesstheresponsibleauthorityineachcaseformsanopinionthatmaterialdetrimentwillnotbecaused.Thisshouldbecarefullyrecordedandareportontheapplicationshouldcontainclearreasonswhytheresponsibleauthorityissatisfiedonthispoint.
• TheActdoesnotspecifywhatmattersmaybetakenintoaccountbytheresponsibleauthorityindecidingwhetherornotmaterialdetrimentmaybecaused.Eachapplicationmustbeconsideredonitsmerits.Asabasicrulehowever,itshouldbepossibletolinkdetrimenttospecificmatterssuchasrestrictionofaccess,visualintrusion,unreasonablenoise,overshadowingorsomeotherspecificreason.Generaltermssuchas‘amenity’and‘nuisance’arenotspecificenough,noristhefactthatthematteriscontroversialaconclusivetestthatapersonmaysuffermaterialdetriment.Conversely,agreementtotheproposalbytheownersandoccupiersofadjoininglandisnotconclusive,althoughitmayhelptheresponsibleauthorityformanopinion.Carefuljudgementofthesituationbytheresponsibleauthority is necessary.
• Noticemustbegiventoanypersonsspecifiedintheplanningscheme.
PEA s. 52
PEA s. 52(4)
PEA s. 52(1), (4)
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• Noticemustalsobegiventothecounciliftheapplicationappliestoormaymateriallyaffectlandwithinthemunicipaldistrict.Thisisparticularlyimportantifthecouncilisnottheresponsibleauthority.Itisalsosignificantinthecaseofaproposalinonemunicipalitythatmayhaveaneffectinanothermunicipality.
• Noticemustbegiventoownersandoccupiersoflandbenefitedbyaregisteredrestrictivecovenantiftheapplicationappliesforanythingthatwouldresultinbreachofarestrictivecovenantoriftheapplicationistoremoveorvarythecovenant.
• Theresponsibleauthoritymustalsoconsiderwhetheranyotherpersonswouldbecausedmaterialdetrimentbytheproposalandifso,noticemustbegiventothemalso.Inthatcase,theresponsibleauthoritywillneedtoconsiderhowthatnoticeshouldbegiven.
• ThedefinitionofpersonintheInterpretation of Legislation Act 1984 includes a bodypoliticorcorporateaswellasanindividual.Therefore,considerationofwhomaybeaffectedshouldbecomprehensiveascompanies,incorporatedassociationsandpublicbodiesmayneedtobenotified.
MoreinformationonthenoticeprovisionsisprovidedinPlanning Practice Note 54 – Managing Referrals and Notice Requirements.
Aresponsibleauthoritywillnothelpanapplicantbynarrowlyinterpretingthenoticerequirements.Thisisbecauseapersonwhobelievestheyshouldhavereceivednoticebutdidnot,canseekcancellationoramendmentofthepermit.(SeeSection3.7of this chapter – Cancellationoramendmentofpermits.)
Conversely,theresponsibleauthoritymustcarefullyconsiderthereasonablenessofextensivenoticerequirementsastheapplicantcanapplyforareviewofanunreasonablerequirement.
Indecidingwhotonotify,particularlyundersection52(1)(d),theresponsibleauthorityshouldkeepinmindtheobjectivesofplanninginVictoria,aswellasanyspecificobjectivesstatedinthescheme.
ForapplicationsmadethroughthecombinedpermitandamendmentprocessunderDivision5oftheAct,separatenotificationrequirementsapply.
ILA s. 38
PEA s. 89(1)(a)
PEA s. 78(a)
PEA s. 96C
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Figure3.4:Givingnoticeofanapplication
Doesnoticeoftheapplicationneedtobegiven?[s. 52(1)]
Noticeis not required Noticeisrequired
The responsible authority maydecidetheapplication
subject to other planning scheme requirements
The responsible authority decidesappropriatenoticerequirement,taking account of s. 52 and any
requirementsoftheplanningscheme
The responsible authority directs the applicanttogivethenecessarynotice
The responsible authoritygivesthenoticeatthe
applicant’sexpense
The applicant givesthenotice
as directed by theresponsible authority
The applicanttells the
responsible authority whenallthenoticeshavebeengiven
The responsible authority may make a decision not less than 14 daysafterthelastrequirednoticehasbeengiven[s. 59]
andmustconsiderobjectionsandsubmissionsithasreceived[s. 60(1)]
Noticeaboutanapplicationmay
involve:* personalnotice
toownersandoccupiers of adjoining land and other land affected
* noticeinnewspapers
* sign(s) placed on the site
Theresponsible
authority may alsogiveother noticeaboutan
applicationlikelyto be of interest or concern to the
community. The
responsible authority
meets the cost ofsuchnotice.
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Howisnoticeofanapplicationgiven?Themethodsforgivingnoticeofanapplicationaresetoutinsection52,whichrecognisesthethreemostcommonlyusedmethods:
• writtennoticetospecifiedpersons
• a sign or signs on the land
• anoticeinanewspapercirculatinginthearea.
Italsoallowsothermethodsofgivingnoticewhereappropriate.
Theresponsibleauthorityprovidesacopyoftheapplicationavailableforinspectionfreeofchargeduringofficehoursuntiltheapplicationisfinalised.RefertoSection3.2.8ofthischapterformoreinformationaboutpublicaccesstoapplicationmaterial.
ThenoticemustbeintheprescribedForms2and3.
Noticeistobegivenbytheresponsibleauthority,unlesstheauthorityrequirestheapplicanttogivethenotice.Ineithercase,theapplicantpaysthecostsinvolved.
Acouncil’sratesrecordscanbeusedasevidencethatapersonisanowneroroccupierof land.
Inrelationtopublicland,theowneroroccupiertowhomnoticeshouldbegivenwillusually be the Minister or public authority that manages or controls the land. The councilcanusuallyassistinidentifyingtherelevantpubliclandmanager.
Becauseofthedifficultyinidentifyingsomeownersoroccupiers,theActalsoallowsforanoticetosimplybesentbypostto‘theowner’or‘theoccupier’atanaddress.
Itisimportantthatalladdressesarecovered(includingeachseparateunitand,whererelevant,abodycorporateforapartmentsormultipledwellings)andthatbothownersandoccupiersarecovered(sothatforleasedpremisesboththelandownerandtenantwillreceivenotice).Unlessprovedotherwise,thenoticeisconsideredtohavebeengivenwhentheletterwouldhavebeendeliveredintheordinarycourseofpost.
Itisnotessentialthatindividualnoticesbesentbypost.Personaldeliverybytheapplicantmaybeappropriate.However,shouldtherebeaqueryaboutnotificationprocedures,theapplicantwillneedtobeabletodemonstratetotheresponsibleauthority,andpossiblytoVCAT,thattherequirednoticesweregivenonaparticulardate.Carefulrecordsshouldthereforebekeptofthenotificationprocedures.
If a responsible authority considers that a proposal is likely to be of interest or concern tothebroadercommunity,itmayitselfgivenoticeitconsidersappropriate.Thiswouldbeinadditiontoanyfurthernoticegivenbyanapplicantortheresponsibleauthorityinaccordancewithsection52(2).Itcouldincludepublicityinthemedia,publicmeetings,newspaperarticles,letterboxdropsoranyotherappropriatemethod.Theseactionswouldbeattheexpenseoftheresponsibleauthority.
Whenpreparingthenoticeofapplicationforapermit,careshouldbetakentoensurethatthenoticeclearlycommunicatestopeoplewhatisproposedandwhereitisproposed.Adequateattentiontopreparinganoticecanavoidanymisunderstandingsorundueanxietyandoppositiontoaproposal.Awellpreparednoticewillassisttheapplicant,theresponsibleauthorityandthepublic.
Thedescriptionoftheuseshouldbebothtechnicallyaccurateandclearlyexplained.
PEA s. 51
PEA s. 52(1); PE Regs r.16, r.17 Forms 2 and 3
PEA ss. 52(1), 53(3)
PEA s. 139
PEA ss. 3, 145
PEA ss. 145, 147; ILA s. 49
PEA s. 52(3)
PE Regs r.16, r.17 Forms 2 and 3
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Thenoticemustbeconsistentwiththeactualapplication.Iftheapplicationuseslandusetermslike‘Placeofassembly’,theresponsibleauthoritymaywishtodiscusstheprecisenatureoftheusewiththeapplicantandincludethisdescriptioninthenotice,so the proposal can be clearly understood.
Inmanycases,itmayassistintheunderstandingofaproposaltoencloseaplanwithanynotices,ortodisplayaplanwithanon-sitenotice.Thismaybeareduced-scaleversionofplansoranoutlinesketchpreparedforthepurpose.Theactualformofsuchplanswillneedtobeconsideredineachcase,takingaccountofthecomplexityoftheplans,thecosttotheapplicantofpreparingcopiesandthephysicalconditionsunderwhichanon-sitenoticemustbedisplayed.Inanycase,itwillbeimportanttoensurethattheyaccuratelyrepresenttheproposalinorderthatthoseaffectedarenotmisledeither by a false sense of security or by unnecessary alarm.
Similarly,propertydescriptionsshouldallowthereadertoclearlyidentifytheextentandlocationofthelandconcerned.Descriptionssuchas‘thenorth-eastcornerofFirstandSecondStreets…’shouldbeusedwherepossible.
Theinstructionstothepersoncarryingoutthenoticeshouldalsobeveryspecific.Thoughtneedstobegivenineverycaseto:
• thenumber,sizeandlocationofnoticesontheland
• thepropertiesorpersonstobenotified(alistofnamesandaddressesand/oraplanshouldnormallybeprovided)
• lengthoftimeanynoticemustbemaintainedonasite.
Trytoavoidholidayperiodsifpossible.
Whethertheapplicantortheresponsibleauthoritygivesthenotice,itisdesirabletocoordinatethetimingofdifferentformsofnotice.Thisavoidsunnecessarydelayandpotentialconfusionaboutwhenadecisionmaybemadeontheapplication.Beawareoftheclosingtimeforinsertingnoticesinanewspaper.Missingthistimewillcausedelayandresultinindividualorsitenoticesindicatingthatadecisioncouldbemadeearlier than is the case.
The responsible authority should consider preparing guidelines and a checklist for applicants,settingouttheprocedureforgivingnoticeandenclosethesewitheverydirectiontogivenotice.
Iftheapplicantisrequiredtogivethenotice,theresponsibleauthorityneedstobesatisfiedthatthishasbeendone.Theresponsibilityforensuringthatthenoticeiscorrectlygivenrestswiththeapplicant.Theapplicantshouldbeabletoverifythatcorrectnoticewasgivenincaseofsubsequentactiononthegroundsthatapersonshouldhavebeengivennoticebutwasnot.Suchapersoncouldtakeactiontocancelthepermitand,iftheapplicantfalselyclaimedtohavegiventhenoticesrequired,noclaimforcompensationcouldbemadebytheapplicantforanypermitthatwassubsequentlycancelled.
Thereisnoclosingdateforobjections.Theresponsibleauthoritymustconsideranyobjectionitreceivesupuntilthetimeitmakesadecision.Theresponsibleauthoritymaymakeadecisionafter14daysfromwhenthelastrequirednoticewasgiven.Theresponsibleauthoritymustspecifyinthenoticeadatebeforewhichitwillnotmakeadecision.Thiscannotbelessthan14daysafterthedateofthenotice,butitcanbealonger period.
PEA ss. 53(2), 89(1), 94(4)(b)
PEA s. 59(3)
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Whatiftheresponsibleauthorityisslowingivingdirectionsaboutnotice?TheapplicantmayproceedtogiveastandardformofnoticesufficientforthepurposesoftheActifithasnotbeentoldbytheresponsibleauthorityaboutthenoticerequirementswithin10businessdaysofreceivingtheapplication.
Anapplicantfacedwithadelayaboutthenoticerequirementsshouldconferwiththeresponsibleauthoritybeforeproceedingtogivenotice.
Iftheresponsibleauthorityrequiresthatfurtherinformationbesubmitted,ortheapplicationbemodified,thewholeprocessmayneedtobestartedagainwithconsequentextracost.
Aresponsibleauthoritycanminimisedelaybydelegatingdecisionsaboutgivingnoticetoappropriatecouncilofficers.
3.3.4 Objections
Anyonewhomaybeaffectedbythegrantofapermitmaysubmitanobjectiontotheresponsible authority.
Anobjectionmust:
• beinwriting
• statereasonsfortheobjection
• statehowtheobjectorwouldbeaffectedbythegrantofapermit.
Mostcouncilshaveastandardobjectionform,butitisnotessentialthatitbeusedaslongastheobjectionis:
• typedorclearlywritten
• addressedtothecouncilandisclearlymarkedasanobjection
• includesthepermitapplicationreferencenumberandtheaddressoftheland
• includestheobjector’snameandcurrentcontactdetails
• is signed and dated
• lodgedwithinthe14daynoticeperiod.
Somecouncilsalsoofferanelectroniclodgementprocessforobjectionsviatheirwebsite.
Anobjectionwillcarrymoreweightifitisrational,specificallyaddressestheproposalandclearlydescribeshowtheobjectorwillbeaffected.Constructivesuggestionsonhowanyimpactscouldbereduced(oreveneliminated)bypossiblechangestotheplansarealsouseful.Mostapplicantswilltrytoaddressreasonableconcerns.
Theresponsibleauthoritymayrejectanobjectionitconsiderstohavebeenmadeprimarilytosecureormaintainadirectorindirectcommercialadvantagefortheobjector.
Agroupofpeoplemaymakeoneobjection.Theyshouldnominateonecontactperson.Ifnopersonisnamed,theresponsibleauthoritywillnormallysendanoticeonlytothefirstnamedindividualwhosignedtheobjection.
PEA s. 52(42A)
PEA s. 52(2A), (2B)
PEA s. 57(1), (2)
PEA s. 57(2A)
PEA s. 5(3)
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Theresponsibleauthoritymayfinditusefultokeeparunningsheetofthenamesandaddressesofobjectorsasobjectionsarereceived.Thisway,thenumberreceivedatanytimeisknowntoassistinenquiriesandamailinglistcaneasilybeproducedfornoticeswhichwillultimatelyberequired.
SupportingsubmissionsThereisnospecificprovisionformakingorconsideringsubmissionsinsupportofanapplication.However,thereisnoreasonwhysupportersshouldnottelltheresponsibleauthority about their support for a proposal and for the authority to consider this in makingitsdecision.Lettersinsupportofaproposalneednotbetreatedasobjections,butgoodpracticesuggeststhatanauthorityshouldtellanysupportersaboutitsdecisiononanapplication.
PublicviewingofobjectionsTheresponsibleauthoritymustmakeavailableforinspectionacopyofeveryobjection(ortheoriginal,ifconvenient)freeofchargeduringofficehoursuntiltheperiodforlodgingobjectionshasexpired.Itisnotobligedtogivecopies,althoughitcanifitwishes.
Planning Practice Note 74 – Availability of Planning Documents givesfurtheradviceaboutmakingavailablecopiesofplansandothermaterialrelatingtoaplanningapplication.
3.3.5 Amendinganapplication–afternoticeisgiven
Anapplicantmayasktheresponsibleauthoritytoamendanapplicationafternoticeisgivenundersection52.Anamendmenttoanapplicationmayinclude:
• anamendmenttotheuseordevelopmentmentionedintheapplication
• anamendmenttothedescriptionofthelandtowhichtheapplicationapplies
• an amendment to any plans and other documents forming part of or accompanying theapplication.
Arequestforamendmentmust:
• be accompanied by the prescribed fee (if any)
• beaccompaniedbyanyrequiredinformationinrelationtotheplanningschemeoraregisteredrestrictivecovenantthatwasnotprovidedwiththeoriginalapplication
• iftheapplicantisnottheowner,besignedbytheownerorincludeadeclarationthattheapplicanthasnotifiedtheowneroftherequest.
Theresponsibleauthoritymustamendtheapplicationinaccordancewiththerequest.Howeveritmayrefusetoamendtheapplicationifitconsidersthattheamendmentissosubstantialthatanewapplicationforapermitshouldbemade.
The responsible authority must make a note in the register of the amendment to the application.
Allobjectionstotheoriginalapplicationaretobetakenasobjectionstotheamendedapplication.
PEA s. 57(5)
PEA s. 57A (1), (2)
PEA s. 57A(3)
PEA s. 57A(4), (5)
PEA s. 57A(6), (7)
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NoticeofamendedapplicationIfanapplicationisamendedundersection57A,theresponsibleauthoritymustdetermineiffurthernoticeshouldbegivenoftheamendedapplication,takingintoaccountwhether,asaresultoftheamendment,thegrantofapermitwouldcausematerial detriment to any person.
Itisnotnecessarytore-notifythosepersonsoriginallynotifiedunlessthechangestotheapplicationmaycausethosepersonsmaterialdetriment.
Theresponsibleauthoritymustconsidertheobjectionsandsubmissionsmadetotheoriginalapplicationandanynewobjectionsorsubmissionsinmakingadecisionontheapplication.AllpartieswhomakeanobjectionorsubmissionwillcontinuetohavearighttoaskVCATtoreviewadecisiontograntapermit.
Theresponsibleauthoritymustgiveacopyoftheamendedapplicationtoeveryreferralauthorityunlessitconsidersthattheamendmenttotheapplicationwouldnotadverselyaffecttheinterestsofthereferralauthority.
Whathappenstotimeframes?TheamendedapplicationistakentobetheapplicationforthepurposesoftheActandtohavebeenreceivedonthedaythattheresponsibleauthorityreceivedtherequestfortheamendment.Thismeansthatthestatutoryclockwillbeginuponreceiptoftheamendedapplication.
Becauseofthis,iftheresponsibleauthoritydecidesthatnotificationoftheamendedapplicationisnecessary,itmustnotmakeadecisioninlessthan14daysfromthegivingofthelastnotice.
Iftheresponsibleauthoritydecidesthatreferraloftheamendedapplicationisnecessary,itmustnotmakeadecisionlessthan28daysfromgivingtheamendedapplicationtothereferralauthoritiesorafterreceivingalltherepliesfromreferralauthorities.
3.4 Makingadecisiononanapplication
TheprocessofmakingadecisionaboutanapplicationissummarisedinFigure3.5.
3.4.1 Cananapplicationberefusedwithoutgivingnotice?
Aresponsibleauthoritymaydecidetorefuseanapplicationwithoutgivingnotice.Inthiscase,iftheapplicantappliesforreview,VCATmaydirecttheapplicantortheresponsibleauthoritytogivenotice.
3.4.2 Canaresponsibleauthorityrejectorignoreanobjection?
Inmostcasesanauthoritymustconsideranyobjectionorothersubmissionitreceivesbeforeitmakesadecisionontheapplication,evenifitthinkstheobjectionismisguided,ill-informedorobstructive.
PEA s. 57B
PEA ss. 57A(7)(b), 57B(2)
PEA s. 57C
PEA ss. 57A(7)(a), 59(2), (3)
PEA ss. 52(1A), 83B
PEA s. 60(1)(c)
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However,therearetwosituationsinwhicharesponsibleauthoritycanrejectordisregardanobjection:
• iftheresponsibleauthorityconsidersanobjectionhasbeenmadeprimarilytosecureormaintainadirectorindirectcommercialadvantagefortheobjector,theActappliesasiftheobjectionhadnotbeenmade
• ifnonoticeisrequiredtobegivenundersection52(1)or57BoftheActortheplanningscheme,theresponsibleauthorityisnotrequiredtoconsideranyobjectionorsubmissionitreceives.
Responsibleauthoritiesareadvisedtotakeacautiousapproachtorejectingorignoringanobjection.ApersonwhomadetheobjectionmayinitiateactionatVCATtohavethepermitcancelledoramendedonthegroundthatamaterialmistakewasmadeingrantingthepermit.Thisinvolvesthepossibilityoftheresponsibleauthoritybeingrequiredtopaycompensationifthepermitiscancelledoramended.
3.4.3 Whenmaytheresponsibleauthoritydecidetheapplication?
Theresponsibleauthoritymaydecideanapplicationassoonas:
• 14dayshaveelapsedafterthelastofanynoticesofapplicationforpermithavebeengiven;and
• allrepliesfromreferralauthoritieshavebeenreceivedortheprescribedperiodforreplies (28 days or any extension by the Minister) has elapsed.
Thesetimesmustbemeasuredfromwhenthenoticesweregiven,notfromwhentheyweredated,orputinthepost.Anoticesentbypostisdeemedtohavebeengivenatthetimetheletterwouldhavebeenreceivedthroughnormalpostaldelivery.Asaruleofthumb,thisisusuallyconsideredtobe2daysformailwithinAustraliaand8daysforoverseasmail.
Ifnoticeoftheapplicationwasnotgiven,anditdidnotneedtobesenttoanyreferralauthority,theresponsibleauthoritymaydecidetheapplicationwithoutdelay.
PEA s. 57(2A), (2B)
PEA s. 60(3)
PEA s. 59
ILA s. 49(1)
PEA s. 59(1)
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Figure3.5:Makingadecisionaboutanapplication
Repliesreceivedfromreferralauthorities,ornotlessthan28dayshaselaspedsincetheapplicationwas
referred
Nonoticeofapplicationor
referral requirement
Consider decisions and comments fromreferralauthorities.Include
requirementsofdeterminingreferralauthority in the decision
Noticeofapplicationcompletedand 14 days has elapsed since
thelastnoticewasgiven
Considerobjectionsandsubmissionsreceived(whichhavenotbeenwithdrawn)
Considermatterssetoutins.60(1)and(1A)andanymattersrequiredbytheplanningschemetobeconsidered
Makeadecisionontheapplication(ss.58and61)
Refuse to grant a permit Decide to grant a permit
ISSUENOTICEOFREFUSAL
Werethereanyobjections?
Weretheobjectionsofaclasswhichtheresponsibleauthoritycouldrejectorwereall
objectionswithdrawn?
No
No
Yes
ISSUENOTICEOFDECISION
Anyapplicationforreviewmadewithintheprescribedtime?
[s.82;r.35,r.36]
Yes No
Reviewprocessesapply(SeeChapter5:Reviews) ISSUEPERMIT
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3.4.4 Whenmustadecisionbemade?
Iftheresponsibleauthoritydoesnotmakeadecisionwithintheprescribedtime,anapplicantmayapplytoVCATforareviewofafailuretograntthepermitwithintheprescribedtime.
Thereareimportantrulesaboutwhentheprescribedtimestartsandwhenitstops.Theprescribedtimeis:
• VicSmartapplications:10businessdays.AbusinessdaymeansadayotherthanaSaturday,SundayoradayappointedunderthePublic Holidays Act 1993 as a public holidayorpublichalf-holiday.Incalculatingthe10businessdaysforaVicSmartapplication,thefirstbusinessday(thatis,thedaytheapplicationisreceived)isexcluded and the last business day is included.
• Allotherapplications:60days.Incalculatingthe60daysforanyotherapplication,thefirstday(thatis,thedaytheapplicationisreceived)isexcludedandthelastdayisincluded.Weekendsandpublicholidaysareincludedinthe60days.However,ifthelastdayfallsonaweekendorpublicholiday,the60daysexpiresonthenextbusiness day.
Theprescribedtimestartsfromthedatetheresponsibleauthorityreceivestheapplication(oramendedapplication)unless:
• Furtherinformationhasbeensoughtwithintheprescribedtimeundersection54oftheAct.Theprescribedtimestartsfromthedayonwhichtheinformationisgiven.
• TheapplicanthasappliedforareviewofarequirementtogivefurtherinformationandVCAThasconfirmedorchangedtherequirement.Theprescribedtimestartsfromthedayonwhichtheinformationisgiven.
Theprescribedtimedoesnotrun(theclockstopsbutdoesnotgobacktozero):
• iftheresponsibleauthorityrequirestheapplicanttogivenoticeundersection52(1)or52(1AA),forthetimebetweenthemakingofthatrequirementandthegivingofthelastrequirednotice;and
• foranyextensionoftimegrantedbytheMinistertoareferralauthority.TheprescribedtimedoesnotincludethetimebetweentheresponsibleauthoritybeingadvisedbytheMinisterandthetimeatwhichtheextensionends.
3.4.5 Whatmusttheresponsibleauthorityconsider?
Beforemakingadecisiononanapplication,theresponsibleauthoritymustconsideranumberofmattersspecifiedintheActandinvariousplacesintheplanningscheme.
Aplanningschememayexemptaclassorclassesofapplicationfromsomeoralloftherequirementsofsections60(1)(b)to(f)and(1A).VicSmartapplicationsareexemptfromsomeoftheserequirements.
PEA s. 79
PEA s. 3; ILA s. 44(1); PE Regs r. 32
PEA ss. 6(2)(kcb), 60(3A)
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PlanningandEnvironmentAct1987TheActspecifiesthattheresponsibleauthority,whendecidinganapplication,mustconsider:
• therelevantplanningscheme
• theobjectivesofplanninginVictoria
• allobjectionsorsubmissionsthathavebeenreceiveduptothetimeofmakingadecision
• any decision or comment of a referral authority
• anysignificanteffectsthattheproposalmayhaveontheenvironment,ortheenvironmentmayhaveontheproposal
• anysignificantsocialoreconomiceffectsthattheproposalmayhave.
Itshouldbeclearfromboththereporttotheresponsibleauthorityontheapplicationandthestatementoftheresponsibleauthority’sdecisionthatthesemattershavebeenconsidered.
Inaddition,whererelevant,theresponsibleauthoritymayconsiderany:
• approvedstrategyplanoradoptedamendmentunder:
x Part 3A of the Act – Upper Yarra Valley and Dandenong Ranges Strategy Plan
x Part 3C of the Act – Melbourne Airport Environs Strategy Plan
x Part 3D of the Act – Williamstown Shipyard Strategy Plan
• relevantstateenvironmentprotectionpolicy
• strategicplan,policystatement,codeorguidelineadoptedbyaMinister,governmentdepartment,publicauthorityorcouncil
• amendmenttotheplanningschemewhichhasbeenadoptedbytheplanningauthority but is not yet in force
• section173agreementaffectingtheland
• otherrelevantmatter.
Ifthegrantofapermitwouldauthoriseanythingthatwouldresultinthebreachofaregisteredrestrictivecovenant,theresponsibleauthoritymustrefusetograntthepermitunlessapermithasbeenissued,oradecisionmadetograntapermittoallowtheremovalorvariationofthecovenant.
PlanningschemeprovisionsAlthoughtheActdoesnotspecificallystatethattheresponsibleauthoritymustconsideraplanningscheme,section14setsoutageneraldutytoefficientlyadministerandenforceascheme,soitmusttakeintoaccounttherelevantprovisions.
Theresponsibleauthoritymustdecidewhethertheproposalwillproduceacceptableoutcomesintermsofthefollowing:
• theSPPF–whichsetsoutthestateplanningpoliciesapplyingtoalllandinVictoria
• theLPPF–whichsetsoutthelocalplanningpoliciesfocusingonspecificareasandissues in a municipality
PEA s. 60(1)
PEA s. 60(1A)
PEA s. 61(4)
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• thepurposeanddecisionguidelinesoftherelevantplanningschemeprovisionsandany other decision guidelines in Clause 65 of the scheme
• anyothermattersetoutintheplanningschemethatmustbetakenintoaccount,eithergenerallyorinparticularcircumstances.
ReferralauthoritycommentsAlthoughtherequirementofsection60(1)(d)isto‘consider’anydecisionsandcommentsofareferralauthority,thefollowingextrarequirementsneedtobenoted:
• the responsible authority must refuse to grant the permit if a determining referral authority objects to the grant of the permit
• indecidingtograntapermit,theresponsibleauthoritymustincludeanyconditionswhichadeterminingreferralauthorityrequirestobeincludedanditmustnotincludeanyadditionalconditionswhichconflictwiththoserequiredbyadetermining referral authority.
DecidingVicSmartapplicationsWhendecidingaVicSmartapplication,theresponsibleauthorityisexemptedfromconsideringsections60(1)(b),(c),(e)and(f)and60(1A)(b)to(h)and(j)oftheAct.However,theresponsibleauthoritymustconsidertherelevantplanningschemeandmayconsideranyagreementmadeundersection173oftheActaffectingthesubjectland.
Clauses93and95oftheVicSmartplanningprovisionssetoutthespecificdecisionguidelinesforeachclassofVicSmartapplicationthattheresponsibleauthoritymustconsider.
3.4.6 Inappropriateapplications
Ifanapplicationismadeforapermitwhichcannotbegranted,eitherbecausetheuseordevelopmentisprohibited,orisallowedas-of-right,theresponsibleauthorityshouldsuggestthatitbewithdrawn.
Inthecaseofanapplicationforauseordevelopmentallowedinaccordancewiththescheme,theapplicantmayinsteadwishtoapplyforaCertificateofComplianceinaccordancewithPart4AoftheActfordocumentedverificationoftheproposal’scompliance.(SeeChapter4,Section4.1onCertificatesofcompliance.)
Iftheapplicantinsistsontheapplicationforaprohibiteduseordevelopmentbeingconsidered,theresponsibleauthoritymustdoso.Theonlydecisiontheauthoritycanvalidlymakeinsuchacasewheretheuseordevelopmentisprohibitedistorefusetograntapermit.Thisprovidestheapplicantwithanopportunitytotesttheauthority’sinterpretationoftheschemequicklybyapplyingforareviewtoVCAT.Anexceptiontothisisanapplicationmadeunderthecombinedamendmentandpermitprocess.(SeeChapter2,Section2.10.)
3.4.7 Draftingapermit
Theformofapermit(otherthanapermitgrantedunderDivision5orDivision6oftheAct)isForm4inSchedule1oftheRegulations.Theinformationtobeincludedinthepermit is set out in Form 4. The Writing Planning Permitsmanual,preparedbyDSEandtheMunicipalAssociationofVictoria(2007),providesguidanceonpreparingplanningpermits.(Foramendmentstopermits,seeSection3.6.4ofthischapter.)
PEA ss. 60(1)(d), 61(2), 62(1)
Planning schemes cl 91
Planning schemes cls 93, 95
PEA s. 61; PE Regs r.22, Form 4
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Thepreamble–whatthepermitallowsApermitshouldbegivenforaspecificuseand/ordevelopmentandthedescriptionofwhatthepermitallowsshouldincludeallaspectsoftheproposalthatrequireapproval.
Whenspecifyingwhatapermitallowsfirstcheckexactlywhatwasappliedfor.Ensurethatthepermitcoversthewholeproposalandgivesapprovalforthoseaspectsoftheproposalthatrequireapprovalundertheplanningscheme.Forexample,iftheapplicationisonlytocarryoutworks,whiletheproposeduseofthelandisas-of-right,the permit does not need to specify the use.
Itisimportanttobeclearaboutwhatthepermitwillallow,forexample:
• use of land only
• developmentoflandonly
• useanddevelopmentofland
• anyothermatter(suchasthevariationorremovalofaneasementorrestriction).
Whenspecifyingwhatapermitallows,theresponsibleauthoritymustbecarefulnottouseabroadlandusetermthatmayencapsulatespecificlanduseswhicharenotintendedtobeapproved.Forexample,apermitfor‘Foodanddrinkpremises’includes,amongotherthings,ahotel,conveniencerestaurantandtavern.Ifallthatisintendedisrestaurant,thenthepermitshouldsayso.Thepermitpreambleshouldrefertotheuseordevelopmentatthelowestlevelofthenestingdiagramintheplanningscheme(Clause75),orsimplyuseaplainEnglishtermwhichclearlydescribeswhatisbeingapproved.
PermitconditionsApermitmustincludeconditionsrequiredby:
• the planning scheme
• a determining referral authority
• VCAT
Thepermitcanalsoincludeanyotherconditionthattheresponsibleauthorityconsidersappropriate,includingacondition:
• thatplans,drawingsorotherdocumentsbesubmittedforapprovalbeforetheuseordevelopmentstarts
• requiringthelandownertoenterintoanagreementwiththeresponsibleauthorityundersection173withinaspecifiedtime
• putforwardbyarecommendingreferralauthority.
Theresponsibleauthoritymustnotincludeaconditionthat:
• conflictswithanyconditionrequiredbytheplanningschemeoradeterminingreferral authority
• isinconsistentwiththeBuilding Act 1993,andregulationsunderthatActorarelevantdeterminationoftheBuildingAppealsBoardundertheAct.
• requiresapersontopayanamountfororprovideworks,servicesorfacilitiesexceptinaccordancewithsection62(6).
PEA ss. 61(1)(b), 62, 85(1)(b)(ii)
PEA ss. 62(1)(b), (4), 62(6)
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TheActlistsvarioustypesofconditionsundersection62thatmaybeincluded.Thelistisnotexhaustive.
AnapplicantcanapplytoVCATforreviewofanyconditionimposedexceptforaconditionincludedundersection62(1)(aa)regardingregisteredrestrictivecovenants.
Somebasicprincipleshavebeenestablishedaboutthevalidityofconditions.Eachconditionmust:
• be reasonable
• relate to the planning permission being granted
• fulfilaplanningpurpose
• accuratelyconveyitsintendedeffectandavoiduncertaintyandvagueness.
Apermitmustbewrittensothattheapplicantandanyoneelsewilleasilyunderstandit.The,Writing Planning Permits (2007) manual providesguidanceonwritingconditions.
Section24(1)oftheBuilding Act 1993 requiresthebuildingsurveyortoensureanybuildingpermitissuedisconsistentwiththeplanningpermit,includingtheendorsedplans.Formoreinformationonensuringconsistencybetweenbuildingpermitsand planning permits (see Practice Note 44 – Building Permit and Planning Permit Consistency (July 2014) issued by the Victorian Building Authority).
3.5 Implementingtheresponsibleauthority’sdecision
3.5.1 Grantofapermit
GrantofpermitwherenoobjectionshavebeenreceivedTheresponsibleauthoritycanissuethepermitimmediatelyif:
• noobjectionshavebeenreceived(includingfromarecommendingreferralauthority); or
• theonlyobjection(s)receivedhavebeenrejectedbytheresponsibleauthorityundersection57(2A)oftheAct;or
• nonoticewasrequiredtobegivenundersection52(1)or57BoftheActortheplanning scheme; and
• anyconditionsspecifiedbyarecommendingreferralauthorityhavebeenincludedon the permit.
Acopyofthepermitmustbesenttoanyreferralauthoritythatwasgiventheapplicationundersection55oftheAct.Thisdoesnotapplywherearecommendingreferralauthorityobjectedorsoughtaconditionthatwasnotimposedonthepermit.Inthatcase,theauthoritywillhavereceivedanoticeofrefusaloranoticeofdecisionto grant a permit.
PEA s. 80; PE Regs r. 33
PEA ss. 63, 66, 64A; PE Regs r. 22, Form 4
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GrantofpermitwhereobjectionshavebeenreceivedIfobjectionshavebeenreceived,theresponsibleauthoritymustissueanoticeofdecisiontograntapermit(alsoknownasan‘NOD’).
Theresponsibleauthoritymustgiveanoticeofdecisiontotheapplicant,anyreferralauthority(asprescribedinsections64Aand66oftheAct)andeachobjector.Thenoticeshouldbedatedonthedayitwasactuallysentout.Thenoticesetsoutconditionstheresponsibleauthorityintendstoapplytothepermit.
Anoticeofdecisionisalsoissuedwhennoobjectionshavebeenlodgedbutaconditionproposed by a recommending referral authority is not included on the permit.
Onceanoticeofdecisionhasbeengiven,theresponsibleauthoritycannotissuethepermit:
• untiltheendofthe21day‘reviewperiod’–theperiodwithinwhichanobjectororarecommendingreferralauthoritymaylodgeanapplicationforreviewofthedecision to VCAT); or
• ifanapplicationforreviewismadewithinthatperiod,untilVCATdirectsthatapermit be issued.
AnapplicationforreviewmustbemadetoVCATwithintheprescribedperiodbyoronbehalfofthepersonseekingareviewofthedecision.Ifanapplicationforreviewisnotmadewithintheprescribedtime,theresponsibleauthoritymayissuethepermit.SeeChapter5Reviews,Table5.1.
Aresponsibleauthoritymusttakecareincalculatingthetimeafterwhichapermitcanbeissued.Undersection64oftheAct,thetimebeginsfromwhentheresponsibleauthoritygavenoticewhichifthenoticewassentbypost,isthetimethenoticewouldhavebeenreceived,notthedateitwassent.
Theresponsibleauthorityshouldsetinplaceanadministrativesystemtoensurethatanapplicationforreviewisnotoverlookedandapermitmistakenlyissued.Thiscouldhappenif,forexample,apersonaddressesanapplicationforreviewtotheChiefExecutiveOfficerofacouncil,whiletheplanningoffice,nothavingseenit,issuesapermit.
3.5.2 Refusaltograntapermit
AnoticeofrefusalmustbesetoutasinForm7inSchedule1oftheRegulations.
Thenoticemuststatethegroundsonwhichtheapplicationwasrefusedandindicatewhetherthegroundswerethoseoftheresponsibleauthorityoradeterminingreferralauthority.
TheActstatesthatthenoticemustsetoutspecificgrounds.Therefore,broadgeneralisationssuchaslossofamenityshouldbeavoidedoratleastmadereasonablyspecificastohow‘lossofamenity’isexpectedtocomeabout.Thegroundsofrefusalmaybetestedatareviewhearing.
Anoticeofrefusalmustbegiventotheapplicantandallobjectors.Theresponsibleauthoritymustalsogivearecommendingreferralauthorityanoticeofrefusalifit:
• objected to the grant of the permit; or
• recommendedaconditionbeincludedonthepermit.
PEA ss. 64, 66; PE Regs r. 26
PEA ss. 64(3), 82, 82AAA; PE Regs r. 35, 36
ILA s. 49(1)
PEA s. 65; PE Regs r. 28
PEA ss. 65(2), 66(5)
PEA ss. 65, 66
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Anyonewhomadeasubmission,ratherthananobjection,canbeadvisedofthedecisionbyletter.
The responsible authority must refuse to grant a permit if a determining referral authorityobjectedtotheproposal,butisnotobligedtorefusethegrantofthepermitif a recommending referral authority objected to the proposal.
Ifarefusalisissuedbecausetheuseordevelopmentproposedisprohibitedbythescheme,thenoticeshouldmakethisclear.
3.5.3 Reviewofadecisiontograntorrefuseapermit
AnapplicationforreviewmustbemadetoVCATwithintheprescribedtimeandacopyoftheapplicationforreviewmustbegiventotheresponsibleauthority.Inthecaseofanobjector’sreviewagainstadecisiontograntapermit,anapplicationforreviewmustbelodgedwithin21daysfromwhenthenoticeofdecisionwasgiven.
Arecommendingreferralauthorityalsohas21daystolodgeanapplicationforreviewofadecisiontograntapermit,arefusaloradecisionnottoincludeaconditionrecommended by the authority.
Anapplicanthas60daystoapplyforreviewofadecisiontorefusetograntapermitorforareviewofanyconditioninapermit.
RefertoChapter5formoreinformationaboutothertypesofdecisionsthatcanbereviewedbyVCATandtherelevantproceduresforVCATreviews.
3.6 Afterapermitisissued
3.6.1 Whendoesapermitbegin?
Apermitoperatesfrom:
• thedatespecifiedonthepermit;or
• thedateofVCAT’sdecisionifnodateisspecifiedandthepermitwasissuedatthedirectionofVCAT(inthiscaseitwillneedtobebackdatedtotheTribunaldecisiondate); or
• thedateonwhichitwasissued(wherenodateisspecified).
3.6.2 Whendoesapermitexpireandhowisthetimeextended?
Apermitcanexpireinthreeways:
• if the permit is not acted upon; or
• iftheuseisdiscontinuedassetoutinsection68oftheAct;or
• ifapermitconditionprovidesthatausemayonlybeconducteduntilacertaintimeorthatworksmustberemovedafteracertaintime.
PEA ss. 61(2), 61(2A)
PEA ss. 77, 80, 82, 82AAA; PE Regs r. 35, 36
PEA s. 67
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PermitsnotacteduponTheActspecifiestheconditionsunderwhichapermitwillexpire.Thesevarydependingonthetypeofpermit(forexampleuse,subdivision,otherformsofdevelopment,oracombinationofthese).Ingeneral,theActallowstwoyearsforthecommencementofauseorcompletionofthedevelopment,unlesstheplanningschemespecifiesotherwise.Inthecaseofsubdivision,twoyearsisallowedforthecertificationoftheplanundertheSubdivision Act 1988,withexpiryoccurringfiveyearsaftercertification.
Theresponsibleauthoritymayspecifyadifferenttime(eithershorterorlonger)forcommencement,andinrelationtoapermitfordevelopmentotherthansubdivision,adifferenttimeforcompletionasappropriatetotheparticularcase.Thesealternativetimesmustbestatedinthepermit.
Ifapermitexpiryisspecifiedonapermit,thisshouldbedoneasastatementinaccordancewithsection68oftheAct.Itisnotaconditionofthepermit.
Aresponsibleauthorityshouldavoidsettingunnecessarilyshortexpirytimesthatarelikelytoleadtorequestsforextensions.Eachcaseshouldbeconsideredonitsmerits.
Therecanbeexceptionstothenormaltwo-yearperiod,forexamplestagedsubdivisions.Wherethereisalonger-termcommitment,timelimitsofsixtoeightyearsmaybeappropriate.Apersonwhohasbeengrantedapermitshouldrecognisethatdevelopmentrightsdonotnecessarilyrunforever.Sitecircumstancesandpolicycontextcanchange.Specifyinganexpirydategivestheresponsibleauthoritytheopportunitytoreviewthesituationwhenconsideringanapplicationforextensionoftime.
ExtensionoftimeTheownerortheoccupieroflandtowhichapermitappliesmayasktheresponsibleauthorityforanextensionoftimeforapermitwhere:
• auseordevelopmentallowedbythepermithasnotyetstartedandtheapplicationismadeeitherbeforethepermitexpiresorwithinsixmonthsoftheexpirydate;or
• developmentallowedbythepermithaslawfullystartedandtheapplicationismadewithin12monthsafterthepermitexpires.
Morethanoneextensionoftimecanbegrantedforapermit.Indecidingwhethertograntanextension,aresponsibleauthorityshouldreassesstheproposalinthepresentcontext,takingintoaccountthefollowingconsiderations:
• whethertherehavebeenanychangestorelevantplanningcontrolsorplanningpolicy
• thelikelihoodofapermitbeinggrantedifafreshapplicationwasmadefortheproposal
• thetotalelapsedtime,takingintoaccountwhethertheoriginallyimposedtimelimitwasadequate
• whetherthelandownerisseekingto‘warehouse’thepermit(thatis,storethepermitwithoutintendingtoactuponit)
PEA s. 68
PEA s. 69(1), (1A)
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• interveningcircumstances,including:
x actiontakenbytheapplicantinthecontextofanylegislativeandpolicyuncertainties,includingunderotherjurisdictions
x whetherconditionsonadjoininglandmayhavechangedinawaythatwouldaffecttheproposal
• theeconomicburdenimposedonthelandownerbythepermit,includingwhetherthecostofhavingtocomplywiththepermitconditionswassoonerousthatthetimeavailableforcompliancewasinadequate.
Theresponsibleauthoritymayextendthetimewithinwhichauseistobestartedorthedevelopmentoranystageofitmustbestartedorcompleted.
Wherethedecisiontoextendthetimeisnotmadeuntilafterthepermithasexpired,the extension operates from the day the permit expired so that there is no break in its validity.
Theresponsibleauthorityshouldconsiderwhetherornottheviewsofareferralauthorityshouldbesoughtregardingtheextensionandseekthoseviewsbeforedecidingwhethertheextensionshouldbegranted.
Theresponsibleauthorityshouldnotifyboththeapplicantandtheownerofthelandofitsdecisionandsendacopyofthedecisiontoanyrelevantreferralauthority.
AnypersonaffectedmayapplytoVCATforreviewofadecisiontorefuseanextensionoftimeorfailuretomakeadecisionwithinonemonth.TheresponsibleauthorityandVCAThavenopowertoconsideranextensionoftimeiftherequestismadeafterthetimeframessetoutinsection69(1)and(1A).
UsediscontinuedfortwoyearsTheActalsoprovidesthatapermittouselandexpiresiftheuseisdiscontinuedfortwoyears.Thepermitmaybeextendedinthesamewayasapermitwhichhasnotbeenactedupon,providedtherequestforanextensionismadewithinsixmonthsofthe permit expiry.
Itmaybedifficulttodeterminewhentherighttoapplyforanextensionactuallyexpiresastheremaybenosetdatetoindicatewhentheuseceased.Theresponsibleauthoritymayneedtorelyonevidencefromthelandowneroroccupierandotherinquiriesinasimilarwaytodecidingwhenestablisheduserightsceaseinaccordancewithsection6(4).
PermitceasesatagiventimeIfitisintendedthataproposalbepermittedonly:
• untilaparticulareventoccurs;or
• forafixedperiodoftime;or
• foraperiodoftimespecifiedbytheresponsibleauthority(whomaywishtoreviewtheoperationoftheproposalafterwards)
thenthepermitshouldincludeaconditionthattheusemustcease(andthatanydevelopmentpermittedberemoved)atthattime.
PEA s. 69(2), (3)
PEA s. 81(1), (3)
PEA s. 68(3)(d)
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Thistimecannotbe‘extended’usingtheproceduresundertheActforextensionoftime.Inthesecircumstancestheresponsibleauthoritycouldconsideramendingthepermit.Alternatively,theprovisionsofsection87maybeapplicableandVCATcouldamendthepermit.Otherwiseanewapplicationisnecessary.
3.6.3 Correctingmistakesinapermit
TheActallowstheresponsibleauthoritytocorrectapermit(includingapermitissuedatthedirectionoftheTribunal)whereitcontainsaclericalmistakeoromission,amiscalculationoffiguresoramistakeinanydescriptionofaperson,thingorproperty.
Acopyofthecorrectedpermitshouldbepreparedwiththeoriginaldateofissue.Anoteshouldbeincludedattheendofthepermitindicatingthenatureanddateofthecorrection.
Ifpossible,copiesoftheoriginalincorrectpermitshouldberecoveredandmarkedsuperseded.Thenthecorrectedpermitcansimplybesubstituted.Acopyofthecorrectedpermitshouldbesenttotheowner,theapplicantandanyrelevantreferralauthority.Thecorrectionmustbenotedintheregisterofpermitsheldbytheresponsible authority.
3.6.4 Amending a permit
TheVictorianplanningsystemrecognisesthatapermitholder’sintentionsmaychangeovertime.Ratherthanrequiringanewpermitapplicationtobemadeeverytimeachangeisproposed,twoalternativeprocessesareavailable:
• applicationtoamendaplanningpermit
• secondary consent.
Anapplicantshoulddiscusstheirrevisedproposalwiththecouncilplannerbeforesubmittingtheirapplicationtodeterminethebestcourseofaction.
ApplicationtoamendapermitAnapplicationtoamendapermit,includinganyplans,drawingsorotherdocumentsapprovedunderapermit,followsthesameprocessasanapplicationforapermit(undersections47to62oftheAct).Ithasthesamerequirementsforgivingnoticeandreferral.However,theassessmentforanapplicationtoamendapermitfocusesonlyontheamendmentitselfandavoidsreopeningalltheissuesassociatedwiththeapproveduseordevelopment.Italsoavoidstheproliferationovertimeofpermitsfordifferentaspectsoftheuseanddevelopmentofaparcelofland.
Thereisnolimittothenumberoftimesanapplicantcanrequestanamendment.
Acorrectionofamistakeisnotrequiredtoundergothesameprocess.(SeeSection3.6.3 of this chapter–Correctingmistakesinapermit.)
ApermitissuedatthedirectionofVCATcannotbeamendedunderthisprocessifVCAThasspecificallydirectedthatthepermit(orapartofthepermit)mustnotbeamendedbytheresponsibleauthority.Instead,anapplicationwillneedtobemadetoVCATundersection87or87AoftheAct.
AnypermitissuedbytheMinisterunderPart4–Division6oftheActcannotbeamended by the responsible authority. Only the Minister can amend this type of permit.
PEA s. 71
PEA ss. 72(1), 72(3), 73(1), Regs r. 14
PEA ss. 72(2), 85(1A)
PEA s. 72(2)(b)
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Whomayrequestanamendmenttoapermit?Apersonwhoisentitledtouseordeveloplandinaccordancewithapermitmayapplytotheresponsibleauthorityforanamendmenttoapermit.Thepermit’runs’withtheland,notanindividualperson.
Iftheapplicantisnottheowner,section48(1)providesfortheapplicationeithertobesignedbytheownerorforadeclarationbytheapplicantthattheapplicanthasnotifiedtheownerabouttheapplication.
Whatistheprocedureforanapplicationtoamendapermit?Becauseanamendmenttoapermitisconsideredinthesamewayasanapplicationforapermit,theresponsibleauthoritymustconsiderwhether:
• moreinformationisrequiredundersection54
• notificationoftheapplicationisrequiredundersection52
• referralisrequiredundersection55.
Thesamestatutorytimeframesapply.Thisincludestimeframesrelatingtonotification,referralandreview.
Considerationoftheapplicationtoamendapermit,includingnotificationandreferral,should be based only on the changes proposed by the applicant.
Amended permitIftheresponsibleauthorityhasdecidedtoamendapermit,itmustissueanamendedpermittotheapplicantif:
• noticewasrequiredtobegivenundersection52(1)or57BoftheActand:
x noobjectionshavebeenreceived;or
x theonlyobjection(s)receivedhavebeenrejectedbytheresponsibleauthorityundersection57(2A)oftheAct
• a recommending referral authority has not objected to the grant of the amendment to the permit
• allconditionsrecommendedbyarecommendingreferralauthorityhavebeenincluded on the amended permit.
Theconditionsonthepermitmustrelatetotheamendmentsandtheseformpartofthepermitwhenitisissued.
Anamendedpermitmustincludeatableindicatingthedateandnatureoftheamendment.ThisisprescribedintheRegulations.
NoticeofdecisiontoamendapermitIfthereareobjectionstotheamendment(includinganobjectionfromarecommendingreferralauthority)andtheresponsibleauthorityhasdecidedinfavouroftheapplication,thenanoticeofdecisiontogranttheamendmenttothepermitmustbeissued.Thenoticemustsetoutanyconditionstowhichtheamendmenttothepermitwillbesubject.TheformforthenoticeofdecisionisprescribedintheRegulations.
Ifaconditionspecifiedbyarecommendingreferralauthorityisnotincludedontheamendedpermit,anoticeofdecisiontogranttheamendedpermitmustalsofirstbeissuedbeforethefinaldecision.
PEA ss. 72(1), 48(1)
PEA s. 73; PE Regs r.17, Form 3
PEA ss. 73(2) and (3), 74
PE Regs r. 22, Form 4
PEA ss. 75, 75A, 76A(2); PE Regs r.27, Form 6
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RefusalofamendmentIftheresponsibleauthoritydecidestorefusetograntanamendmenttothepermit,anoticeofrefusaltograntanamendmenttoapermitmustbeissued.Thenoticemustsetoutthegroundsonwhichtheapplicationisrefusedandwhetherthegroundsarethose of the responsible authority or a determining referral authority. The form for the noticeofrefusalisprescribedintheRegulations.
NoticetoreferralauthorityTheresponsibleauthoritymustgiveeachdeterminingreferralauthorityacopyoftheamendedpermitifitdecidestograntapermit,oracopyofanynoticeofdecisiontograntapermitornoticeofrefusal.Similarly,arecommendingreferralauthoritymustbegivenacopyofnoticeifitdidnotobjecttothegrantoftheamendedpermitordidnotspecifyconditionsfortheamendedpermit.
Where a recommending referral authority objected to the grant of the amended permitorspecifiedconditionsthatwerenotincluded,anoticemustbegiventotheauthority.Thenoticegivestheauthorityarightofreviewagainsttheresponsibleauthority’sdecision.
Whendoesanamendedpermitbeginandexpire?An amended permit replaces the original permit.
Onceapermithasbeenamended,theoriginalformofthepermitissuperseded,andcannolongerbeactedon.Amendingapermitdoesnotchangeitsexpirydate,althoughthepersonseekinganamendmentmayatthesametimeaskforanextensionoftimeundersection69ifthepersonistheowneroroccupier.
Itisgoodpracticetoincludethespecificdatethepermitexpiresontheplanningpermit.Apermitshouldalwaysshowboththeoriginalissuedate(amandatoryrequirement)andthedateonwhichthepermitexpires.
Theregisterofpermitapplicationsshouldrecordthelatestversionofthepermit.Thereisnoneedtocancelpreviousversionsofthepermit.Howeveritwouldbeusefulforapplicantsandtheresponsibleauthoritytodenotefilecopiesappropriately(forexample,bymarkingtheoriginalpermitas‘superseded’).
ReviewofdecisiononamendmentBecauseanamendmenttoapermitisconsideredinthesamewayasanapplicationforapermitthesamerightsofreviewexist.
Iftheresponsibleauthoritydeterminesnottoissueanamendedpermit,theapplicanthasarightofreviewtoVCAT.Theapplicantalsohasarightofreviewagainstanyconditionsplacedontheamendedpermit.
Relevantthirdpartieswillhavearightofreviewagainstthedecisiontograntanamendmenttoapermit.Arecommendingreferralauthoritymayalsoseekreviewofaresponsibleauthority’sdecisiontonotincludeapermitconditionthatitspecified.
MoreinformationaboutreviewsisincludedinChapter5.
PEA s. 76; PE Regs r.28, Form 7
PEA ss. 76A, 76C
PEA ss. 69, 76B
PEA s. 49
PEA s. 76C
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SecondaryconsentApermitconditionmayprovidethatsomefutureorfurtherchangesbecarriedout‘to the satisfaction of the responsible authority’ornotbecarriedout‘except with the further consent of the responsible authority’.Forexampleaconditionmaylimittheoperationofausetoparticularhoursbutmayalsoprovideforthehourstobealteredwiththeconsentoftheresponsibleauthority.Thisisknownasa‘secondaryconsent’.
Aprimaryconsentrelatestotheplanningschemerequirementforapermit,whereasasecondaryconsentisalessformalplanningapprovalcommonlyavailableunderpermitconditions.ThedistinctionbetweenthetwoisdescribedintheVCATdecisionArt Quest Pty Ltd v City of Whittlesea(1990),AppealNo.P89/2322,notedat5AATR4.
Themostcommontypeofsecondaryconsentprovisionincludedonapermitrelatestocompliancewithendorsedplans.Theusualwordsare:
‘The (use and) development as shown on the endorsed plans must not be altered without the written consent of the responsible authority.’
Asecondaryconsentgivenunderapermitconditiondoesnotsubstituteforanynewpermissionrequiredbytheplanningscheme.Forexample,whereanexistingbuildingistobeextended,inadditiontoobtainingsecondaryconsenttovarytheplansoftheoriginalpermit,itmaybenecessarytoobtainanewpermission,becauseanewplanningprovisionhasbeenintroducedsincethepermitwasgranted.
Thisprinciple(thatsecondaryconsentcannotsubstituteforprimaryconsentandmustbeconsistentwiththeplanningscheme)isestablishedinanumberofVCATdecisionsincluding Kitsone Pty Ltd v Doncaster and Templestowe City Council (1993) 10 AATR 135,andWestpoint Corporation v Moreland City Council [2005] VCAT 1049 (31 May 2005).TheWestpointdecisionsetsoutcriteriaforassessingwhetheraproposalmaybe altered by secondary consent and Oz Property Group (Flemington) Pty Ltd v Moonee Valley City Council [2014]VCAT397setsoutconsiderationsrelevanttotheapplicationof the Westpoint criteria. In the decision of Cope v Hobsons Bay City Council [2004] VCAT2487,theTribunaldepartedfromanotherwiseconsistentVCATapproachtothisissue.
ThepermitholdermaylodgeanapplicationforreviewwithVCATinrelationtoasecondaryconsentclausecontainedinapermit.Thirdpartieshavenoformalrightofobjectionandnoreviewrightsinrelationtoasecondaryconsent.
ApermitconditionmayalsoprovideforasecondaryconsenttobeexercisedbyaMinister,publicauthorityorreferralauthority.
Thesecondaryconsentprocesscanonlybeusedwherechangesareproposedtotheplansorconditions.
Whereasecondaryconsentisnotappropriate,anewpermitapplicationoranapplicationtoamendapermitshouldinsteadbemade.
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3.7 CancellationoramendmentofapermitbyVCAT
3.7.1 Underwhatcircumstancescanapermitbecancelledoramended?
VCATcancanceloramendanypermitifitconsidersthattherehasbeen:
• amaterialmisstatementorconcealmentoffactinrelationtotheapplicationforthepermit
• anysubstantialfailuretocomplywiththeconditionsofthepermit
• anymaterialmistakeinrelationtothegrantofthepermit
• anymaterialchangeofcircumstanceswhichhasoccurredsincethegrantofthepermit
• anyfailuretogivenoticeinaccordancewiththeAct
• anyfailuretocomplywiththerequirementsofareferralauthorityinrespecttosections55,61(2)or62(1)oftheAct.
VCATcancanceloramendapermitthathasbeenissuedatitsdirectionifitconsidersitappropriatetodoso.Acancellationoramendmentundersection87Acanonlybeundertakenattherequestoftheowneroroccupieroranypersonwhoisentitledtouseordevelopthelandconcerned.
VCATcanamendanypermittocomplywiththeBuildingRegulations2006.Itcando this if a building permit cannot be obtained under the Building Act 1993 (for the developmentforwhichthepermitwasissued)becausethedevelopmentdoesnotcomplywiththoseregulations.
VCATcancanceloramendapermitithasgranted.However,itcannotcanceloramendpermitsrequiredbyMinistersorgovernmentdepartmentsgrantedbytheGovernorinCouncilundersection95oftheAct.Topreventrepetitiousreviews,apermitcannotbecancelledoramendedongroundsrelatedtomisstatementorconcealmentoffact,amistakeingrantingthepermit,orfailuretocomplywithreferralrequirementsifthesemattershavebeenpreviouslyraisedinareviewaboutthepermit.
Thereisnolimitationonthetimewhenapermitcanbecancelledoramendedifitrelatestotheuseofland.However,ifitrelatestoeitherthedevelopmentoflandorconstructionofbuildingsorworks,itcanonlybecancelledoramendedbeforethedevelopmenthasbeensubstantiallycompleted.
3.7.2 Makingarequesttocanceloramendapermit
Arequesttoamendorcancelaplanningpermitcanbemadeby:
• the responsible authority (usually the local council)
• a referral authority
• theowneroroccupieroftheland
• anypersonwhoisentitledtouseordeveloptheland
PEA s. 87(1)
PEA s. 87A
PEA s. 87(2)
PEA s. 87(5), (6), (7)
PEA s. 88
PEA s. 87(3)
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• anypersonwhoobjectedorwouldhavebeenentitledtoobjecttotheissueofapermitifthepersonbelievesthatheorshe:
x shouldhavebeengivennoticeoftheapplicationforthepermitandwasnotgiventhatnotice;or
x hasbeenadverselyaffectedby:
− amaterialmisstatementorconcealmentoffactinrelationtotheapplicationforthepermit
− anysubstantialfailuretocomplywiththeconditionsofthepermit
− anymaterialmistakeinrelationtothegrantofthepermit.
Beforemakingarequest,carefulconsiderationshouldbegiventowhichgroundorgroundsasspecifiedinsection87willbereliedupon.ItwillbenecessaryatthehearingoftherequesttoproduceevidencetosatisfyVCATthatoneofthesegroundsexisted.Considerationshouldalsobegiventowhetherornottoseekanordertostopdevelopment.(SeeSection3.7.5ofthischapter.)
Anyrequestmustbeinwriting.Formscontainingnotesandguidanceforapersonrequestingcancellationoramendmentofapermit,orseekinganordertostopdevelopmentareavailablefromVCAT.
VCATmayrefusetoconsiderarequestifitisnotsatisfiedthattherequestwasmadeassoonaspracticableafterthefactsbecameknowntothepersonorauthoritymakingtherequest.
3.7.3 Hearingarequesttocanceloramendapermit
VCATmustgivethefollowingpartiestheopportunitytobeheard:
• the responsible authority
• theownerandoccupieroftheland
• thepersonwhoaskedforthecancellationoramendmentofthepermit
• the Minister
• arelevantreferralauthority.
VCAThasdiscretiontogiveanyotherpersonwhoappearstohaveamaterialinterestinthe outcome an opportunity to be heard.
Iftherequestwasmadebyanobjectororpersonwhowouldbeentitledtoobject,VCATmustbesatisfiedbeforeitmakesadirectiontoamendorcancelapermitthat:
• therewouldbesubstantialdisadvantagetothepersonmakingtherequest
• thepersondidnotreceivenoticeoftheapplicationandthereforecouldnothavebecomeawareoftheapplicationintimetolodgeanobjection
• itwouldbefairandjusttoamendorcancelapermit.
PEA ss. 87(3)(b), 89(1)
PEA s. 89(3)
PEA s. 90
PEA s. 91(3)
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3.7.4 VCAT’sdecision
VCAT may direct the responsible authority to cancel or amend a planning permit and to takeanyotheractionsasrequired.
TheresponsibleauthoritymustcomplywithVCAT’sdirectionwithoutdelayandforwardacopyofthenoticeofcancellationoramendmenttoanypersonentitledtobeheardbytheTribunalinaccordancewiththeRegulations.
Anoticeofcancellationoramendmentofapermitundersection92oftheActmustbegivenwithinsevendaysoftheresponsibleauthorityreceivingtheTribunal’sdecisionandmustgive:
• sufficientinformationtoidentifythepermit
• details of the amendment or amendments made to the permit or a statement that the permit has been cancelled
• thegroundorgroundsforeachamendmentorforcancellation.
AnoticemustcontainadvicethattheremaybearighttocompensationundertheAct.
3.7.5 Order to stop development
Ifthecircumstanceswarrant,VCATmayimmediatelymakeanordertodirectthatallorpartofadevelopmentceaseuntiltheoutcomeofahearing.Itmayfurtherdirecttheresponsibleauthoritytogivenoticeoftheorder,withoutdelay,toaspecifiedpersoninaspecifiedmanner.
Theresponsibleauthorityorotherpartymaybeliableforcompensationiftheplanningpermitisnotsubsequentlycancelledoramended.
Beforemakinganorder,VCATmustconsiderwhetherthepersonmakingtherequestshouldgiveanyundertakingastodamages.
Itisanoffenceforapersontofailtocomplywithanordertostopdevelopment.
3.7.6 Compensationforpermitcancellationoramendment
Ifapermitiscancelledoramended,theresponsibleauthoritymaybeliabletopaycompensationtoanypersonwhohasincurredexpenditureorisliableforexpenditureas a result of the issue of a permit.
Thisappliesparticularlywhereexpenditureiswastedbecauseapermitiscancelledoramendedorwhenadditionallandmustbeboughttodevelopintherequiredmanner.
Areferralauthorityisliabletopaythiscompensationinsteadoftheresponsibleauthority,ifthepermitiscancelledoramendedbecauseofamaterialmistakeinrelationtotheissueofthepermitthatarosefromanactoromissionofthereferralauthority.
Compensationisnotpayableifthepermitiscancelledoramendedinthefollowingcircumstances:
• iftherehasbeenafailuretosatisfypermitconditions
• thepermitwasgrantedfollowinganapplicationinwhichtherewasamaterialmisstatement or concealment of facts
PEA s. 91
PEA s. 92
PE Regs r. 38, r. 39
PEA s. 93
PEA s. 94(1)
PEA s. 93(1A)
PEA s. 93(3)
PEA s. 94
PEA s. 94(2A)
PEA s. 94(4)
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• ifthecancellationisonthegroundofamaterialmistakeinrelationtothegrantofthepermit,andifVCATconsidersthatthemistakeinthegrantofapermitwasduetoanactionoromissionbyoronbehalfoftheapplicant
• ifthepermitmustbeamendedtoenablethedevelopmenttocomplywithregulationsmadeundertheBuilding Act 1993.
ItshouldbenotedthatprovisionsoftheLand Acquisition and Compensation Act 1986,parts10and11andsection37(regardingthedeterminationofdisputesandclaimswherenooffershavebeenmade)wouldapplyasnecessarywherecompensationhasto be determined.
Section150(4)oftheActprovidesforcompensationtobepaidbyapersonifVCATissatisfiedthatpersonhasbroughtproceedingsvexatiously,frivolouslyorprimarilytosecureormaintainadirectorindirectcommercialadvantage.IfVCATdeterminesthatthecircumstancessetoutinsection150(4)haveoccurred,itmayorderthepersonwhobroughttheproceedings(oranotherpersonthatsponsoredthebringingoftheproceedings)topaycompensationaswellascosts.
3.8 Applicationsinspecialcircumstances
3.8.1 Subdividingland
Thesubdivisionoflandinvolvesthreemainstages:
• planningpermitapplication
• certification
• statement of compliance
Eitheraplanningpermitisrequiredforsubdivisionortheplanningschemeprovisionsrelatingtoaparceloflandmustspecificallyallowforsubdivision.
The Subdivision Act 1988 setsouttheprocedurestobefollowedbycouncilsincertifyingplansandissuingstatementsofcompliance.
PlanningpermitapplicationTheapprovalprocessforaplanningpermitapplicationtosubdividelandisthesameasforanyothertypeofplanningpermitapplication.
Itisessentialthatcouncilsandreferralauthoritiesgiveproperconsiderationtosubdivisionattheplanningstageasitwillnotbepossibletoplaceadditionalrequirementsonasubdivisiononceaplanningpermitisissued.
Conditionsonpermitsshouldcoverthefullrangeofmattersthatboththecouncilandreferralauthoritiesrequiretobeaddressed.
Anapplicationforsubdivisioncanruninparallelwiththecertificationprocessunderthe Subdivision Act 1988.Aplancannot,however,becertifiedbeforeaplanningpermitisissued.Ifplanningandcertificationapplicationsareprocessedconcurrently,theprescribedtimeunderthePEActapplies.
PEA s. 94(5)
PEA s. 150(4), (5)
PEA s. 3; Planning scheme Cl. 61.05
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CertificationAplanmustbecertifiedbycouncilwhentheplanningpermitorplanningschemerequirementshavebeenmetorarrangementshavebeenmadetomeetthoserequirements,alongwithanyothermattersetoutinsection6(1)oftheSubdivision Act 1988.
AplancertifiedundertheSubdivision Act 1988 hasalifeoffiveyears.TheplanlapsesifitisnotregisteredattheTitlesOfficewithinthattime.
Each council must keep a register of plans and decisions made.
StatementofcomplianceThestatementofcomplianceisthemaintoolcouncilsusetoseekcompliancewiththerequirementsplacedonsubdivisionsthroughtheplanningsystemorundertheSubdivisionAct.
AstatementofcompliancecannotbeissuedbeforeaplaniscertifiedanditmustbeobtainedbeforeaplancanberegisteredattheTitlesOffice.
Beforeastatementofcompliancecanbeissued,writtenadvicefromalicensedsurveyormustbeprovidedtothecouncilinaprescribedform.Thisshouldbetotheeffectthatthesubdivision(includingalllots,roads,commonpropertyandreserves)hasbeenmarkedoutordefined.
Councilmustissueastatementofcomplianceassoonastheapplicanthasprovidedalltheprescribedinformationandhassatisfiedallrequirementsundertheplanningsystem and the Subdivision Act 1988.
Formoreinformationaboutsubdivisionprocedures,refertotheSubdivision Act User Guide (November2012).
3.8.2 Applicationsforlicensedpremises
Inadditiontootherrequirementsoftheplanningscheme,apermitisrequiredunderClause52.27ifitisproposedtoissueorvaryalicencetosellorconsumeliquor.
Apermitisrequiredtouselandtosellorconsumeliquorifanyofthefollowingapply:
• alicenceisrequiredundertheLiquor Control Reform Act 1998
• adifferentlicenceorclassoflicenceisrequiredfromthatwhichisinforce
• thehoursoftradingallowedunderanylicencearetobeextended
• thenumberofpatronsallowedunderalicenceistobeincreased
• theareathatliquorisallowedtobeconsumedorsuppliedunderalicenceistobeincreased.
Clause52.27setsoutsomeexceptionstothispermitrequirement,suchasavariationthatreducesthenumberofpatronsallowedunderalicence.ThescheduletoClause52.27 may also specify that a permit cannot be granted to use land to sell or consume liquorunderaparticulartypeoflicence.
SA s. 6(1)(a)
SA s. 21
Planning scheme Cls 52.27, 66.03, 66.04
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Ifaplanningpermitisrequiredformodificationstoalicensedpremises,suchasanextensionofthebuildingarea,apermitwillalsobeneededunderthisclausewhereachangetotheliquorlicenceisrequired.TheapplicationmustmakeitclearthatitisanapplicationforapprovalunderClause52.27,inadditiontoanyotheruseordevelopmentapprovalrequired.
Thismeansthatevenifalicensedpremiseshaslong-standingexistinguserights,apermitisstillneededifthelicenceistobechanged.
AnapplicationunderClause52.27associatedwithahotel,tavernornightclubthatwilloperateafter1.00ammustbereferredtotheVictorianCommissionforGamblingandLiquorRegulation(VCGLR).NoticeofthesameapplicationmustalsobegiventotheChiefCommissionerofVictoriaPoliceundersection52(1)(c)oftheAct.
CumulativeimpactInassessinganapplicationforalicensedpremises,aresponsibleauthorityhastoconsiderthepossibleimpactsofthatpremisesinrelationtoanyexistingclusteroflicensedpremisesinthelocality–the‘cumulativeimpact’.Planning Practice Note 61 – Licensed Premises: Assessing Cumulative Impact providesaguideonassessingthecumulativeimpactsofpackagedliquoroutlets.
TheroleoflocalgovernmentintheissuingofaliquorlicenceundertheLiquor Control Reform Act 1998Appropriateplanningpermission,orevidencethatanapplicationforsuchpermissionhasbeenmade,mustbelodgedwithanewlicenceapplicationandcertainlicencevariationapplicationstotheVCGLR.
Itisimportanttonotethefollowing:
• alicencewillnotbegrantedorvarieduntiltheVCGLRissatisfiedthatthereisplanningapproval
• liquortradinghoursapprovedonaliquorlicencewillnotexceedtradinghoursspecifiedintheplanningapproval
• licenseesarerequired,asaconditionoftheirliquorlicence,tocomplywithplanningpermitconditions.
AcopyofanapplicationforalicenceundertheLiquor Control Reform Act 1998 must begiventothecouncil.Thecouncilmayobjectagainstthelicenceonthegroundsthatgrantingthelicencewoulddetractfrom,orbedetrimentalto,theamenityoftheareainwhichthepremisesaresituated.Inaddition,acouncilmayobjecttoaproposalrelatingtoapackagedliquorlicenceonthegroundthatthegrant,variationorrelocationwouldbeconducivetoorencouragethemisuseorabuseofalcohol.
AcouncilmayalsoinitiatedisciplinaryproceedingsthroughtheVCGLRagainstalicensee on the grounds that the licensee has conducted the business in a manner that isdetrimentaltotheamenityoftheareaorotherrelevantconcern.ThecouncilmustsetoutthereasonsinitsrequesttotheCommission.
TheVCGLRprovidesacomprehensiverangeoffactsheetsofinteresttoboththeindustryandconsumers.ThesefactsheetsandotherresourcesaboutliquorlicensingareavailableontheVCGLRwebsiteatwww.vcglr.vic.gov.au.
LCR Regs r.10(1)
LCRA ss. 33(2), 40
LCRA s. 91(1)(b)(iii)
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3.8.3 Restrictivecovenants
Ifaregisteredrestrictivecovenantappliestotheland,theapplicantmustsubmitacopyofthecovenantwiththepermitapplicationaffectingtheland.AsaregisteredrestrictivecovenantisdefinedasarestrictionundertheSubdivision Act 1988,theapplicantwillneedtocheckboththeplanofsubdivision(ifthelandisalotonaplan)forrestrictions,andRegisterSearchStatementforrestrictivecovenantsregisteredorrecordedonthetitle.AtitleRegisterSearchStatementcanbeobtainedfromLandVictoria’sLandInformationCentre,570BourkeStreet,Melbourneoronthedepartment’swebsite,followingthe‘Property and titles’ link.
Ifthepermitauthorisesanythingthatwouldresultinabreachofaregisteredrestrictivecovenant,theapplicantmustprovideinformationclearlyidentifyingeachallotmentorlotbenefitedbythecovenantandanyinformationthatisrequiredbytheRegulations.
Theapplicantisencouragedtoaskaqualifiedpersontoobtainthisinformation,becausedeterminingwhichlandisbenefitedbythecovenantmaynotbestraightforward.
Ifanapplicantdoesnotsubmitdetailsoflandbenefitedbyarestrictivecovenantbecauseheorsheconsiderstherewouldbenobreachandiftheresponsibleauthoritydisagreesandconsidersabreachwouldresult,theresponsibleauthorityshouldinformtheapplicantwithoutdelay.
Ifthereisdisagreementbetweentheresponsibleauthorityandtheapplicantaboutwhetherthereisabreachorwhatlandisaffected,themattermayneedtobereferredtoVCATfordetermination.
Ifapermitwouldauthoriseanythingthatwouldresultinbreachofarestrictivecovenantoriftheapplicationistoremoveorvaryarestrictivecovenant,theresponsibleauthoritymust,inadditiontocomplyingwithexistingnoticeprovisionsoftheAct:
• givenotice(orrequiretheapplicanttogivenotice)toownersandoccupiersoflandbenefitedbytherestrictivecovenant;
• place(orrequiretheapplicanttoplace)asignontheland;and
• publishanotice(orrequiretheapplicanttopublishanotice)inanewspapercirculatinginthearea.
Ifthepermitwouldallowtheremovalorvariationofaregisteredrestrictivecovenantorifanythingauthorisedbythepermitwouldresultinabreachofthecovenant,anowneroroccupieroflandaffectedbythecovenantisdeemedtobeapersonaffectedbythegrantofapermit.Therefore,noobjectioncanbedisregardedonthebasisthattheowneroroccupierisnotaffected.
Ifthegrantofapermitwouldauthoriseanythingwhichwouldresultinabreachofaregisteredrestrictivecovenant,theresponsibleauthoritymustrefusetograntthepermit,exceptwhereapermithasbeenissued,oradecisionhasbeenmadetograntapermit,toallowtheremovalorvariationofthecovenant.
PEA s. 47(1)(d)
PEA s. 47(1)(e)
PEA s. 52(1)(ca), (cb), 52(1AA)
PEA s. 57(1A)
PEA s. 61(4)
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Ifaresponsibleauthorityconsidersitmustrefuseanapplicationbecausetheproposalwouldresultinabreachofaregisteredrestrictivecovenant,itshoulddiscussthefollowingoptionswiththeapplicanttoavoidarefusal:
1. Applyforaseparatepermittoremoveorvarythecovenant.Ifapermitisfirstgrantedtoremoveorvarythecovenant,theresponsibleauthoritycouldthenissuetheoriginalpermit.Theresponsibleauthoritycouldconsiderbothapplicationstogether.Aslongasitissuesapermittoremoveorvarythecovenant,itcanissuetheoriginalpermit.Ifthatpermitisgranted,itmustincludeaconditionthatthepermitisnottocomeintoeffectuntilthecovenantisremovedorvaried.
2. ApplytotheSupremeCourtforanordertoremoveorvarythecovenant.IftheCourtorderstheremovalorvariationandifthenecessarystepstoactuallyremoveorvarythecovenantarecompleted,theresponsibleauthoritycanthengrantordecide to grant the permit.
3. Askthecouncil,asplanningauthority,toprepareanamendmenttotheplanningschemetoremoveorvarythecovenant.Iftheamendmentispreparedandapproved,andifthenecessarystepstoactuallyremoveorvarythecovenantarecompleted,theresponsibleauthoritycanthengrantordecidetograntthepermit.
4. Askthecouncil,asplanningauthority,toprepareanamendmenttotheplanningschemetoremoveorvarythecovenantand,atthesametime,considerapermitapplicationwhichwouldotherwiseauthorisesomethingthatwouldresultinbreachofthecovenant.Iftheamendmentispreparedandapprovedtoremoveorvarythecovenant,apermitcanbesimultaneouslygrantedtoauthorisesomethingthatwouldotherwiseresultinbreachofthecovenant.Thepermitmustincludeaconditionthatitdoesnotcomeintoeffectuntilthecovenantisremovedorvaried.
Ifthegrantofapermitwouldauthoriseanythingwhichwouldresultinabreachofaregisteredrestrictivecovenant,theresponsibleauthoritymustincludeaconditionthatthepermitisnottocomeintoeffectuntilthecovenantisremovedorvaried.
Ineffect,thispermitcanonlybegrantedinthecircumstancesdescribedinsection61(4)thatis,ifapermitisgrantedoradecisionhasbeenmadetograntapermittoremoveorvaryacovenant.Thisensuresthatanownertakesthenecessarystepsunder the Subdivision Act 1988 toactuallyremoveorvarytherestrictivecovenant.Italsomeansthatfailuretodosoisanoffence.Aresponsibleauthoritycanprosecuteorapplyforanenforcementorderagainsttheoffence.
3.8.4 Earthandenergyresourcesindustry
TheVPPseekstoencouragelandtobeusedanddevelopedforexplorationandextractionofearthandenergyresourcesinaccordancewithacceptableenvironmentalstandards.
TheminingandstoneextractionindustriesareregulatedbytheMineral Resources (Sustainable Development) Act (1990) (MR(SD) Act). Other earth and energy resources industries are regulated by the Geological Sequestration Act (2008),theGeothermal Energy Resources Act (2005),andthePetroleum Act (1998).
Ingeneral,aplanningpermitisnotrequiredtouseanddeveloplandforearthandenergyresourcesindustrywhereitcomplieswiththerelevantlegislationgoverningtheselanduses.Itisimportantthatplanningcontrolsareconsistentwiththislegislation.
PEA s. 62(1)(aa)
Planning scheme Cl. 52.08
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StoneextractionTheVPPspecificallyrecognisestheimportanceofsandandstoneresourcesandtheneedtoensurethatlandusedforstoneextractiondoesnotadverselyaffecttheenvironmentoramenityofanarea.
Thestatutoryapprovalprocessforstoneextractiontakesthreesteps:
• statutoryendorsementofaworkplan
• issueofaplanningpermit(ifrequired),and
• grantofaworkauthority.
TheMR(SD)Actregulatestheworkplanandworkauthorityprocesses,addressingtheoperationalaspectsoftheindustry.ThePlanning and Environment Act 1987 regulates the planning permit process.
TheuseanddevelopmentoflandforstoneextractionwillnotrequireaplanningpermitwhereitcomplieswiththeprovisionsoftheMR(SD)ActregardingthepreparationofanEnvironmentEffectsStatement.
Ifaplanningpermitisrequired,mostapplicationswillneedtobeaccompaniedbyacopyofaworkplanthathasbeenstatutorilyendorsedinaccordancewithsection77TDoftheMR(SD)Act.Thesubmissionofthestatutorilyendorsedworkplanwithaplanningpermitapplicationmeansthattheusualreferralrequirementswillnotapply(withtheexceptionoftheRoadsCorporationreferralrequirements).
Beforepreparinganapplicationforaworkplanoraplanningpermititisimportanttomeetwiththerelevantauthoritiestodiscusstheproposal.
EnvironmentEffectsStatement(EES)TheEESprocessprovidesanalternativemechanismtotheplanningpermitassessmentprocessfortheuseoflandforstoneandmineralextraction.Mattersthatarenormallyaddressed in a planning permit assessment process are addressed in the EES process.
The Ministerial Guidelines for Assessment of Environmental Effects and further informationabouttheEESprocesscanbeviewedonthedepartment’swebsite.
3.8.5 Pipelines
If a licence is issued under the Pipelines Act 2005 toconstructandoperateapipeline,aplanningpermitisnotrequiredfortheuseordevelopmentofland,includingtheremoval,destructionandloppingofnativevegetation,orthedoingorcarryingoutofanymatterorthingforthepurposeofthepipeline.
3.8.6 Applicationsthatcouldhaveasignificanteffectontheenvironment
TheActrequiresaresponsibleauthoritytotakeaccountofanysignificanteffectsauseordevelopmentmayhaveontheenvironmentorthattheenvironmentmayhaveontheuseordevelopment.Undersection54ofthePlanning and Environment Act 1987,aresponsibleauthoritycanasktheapplicantformoreinformationonthepossibleenvironmentaleffectsofauseordevelopment.
A proposal can be referred to the Minister for Planning under the Environment Effects Act 1978todecidewhetheranEESwillberequiredby:
• aproponentdirectlyseekingtheadviceoftheMinister
• anotherMinisteroranauthoritythatgrantspermits,licencesorapprovals,referring a proposal to the Minister
Planning scheme Cl. 52.09
Planning scheme Cl.52.08-1, s. 77T MR(SD) Act
Planning scheme Cl. 52.09-3 & Cl. 52.09-4
Pipelines Act s. 85
PEA s. 60(1)(e)
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• anypersonorgrouprequestingtheMinistertodecidewhethertheproposalshouldbe subject to an EES.
The Ministerial Guidelines for Assessment of Environmental Effects under the Environment Effects Act 1978 (June2006)provideguidanceonreferralsandwhatcouldbeconsideredtobeapotentiallysignificantenvironmentaleffect.TheMinisterforPlanning may also direct that a referral be made.
TheEnvironmentEffectsAct1978canapplytoanyworks(publicorprivate).WhentheMinistergivesnoticeundertheActthatanEESisrequired,itdeterminestheActappliestotheworks.TheActcanalsoapplytodeclaredpublicworksbyOrderoftheMinisterpublishedintheGovernmentGazette.
Section8oftheEnvironment Effects Act 1978 providesforproponentsandrelevantdecisionmakerstoreferproposalstotheMinistertodeterminewhetheranEESisrequired.
TheMinistermaynotifydecisionmakerstoputdecisionsaboutprojectsonholduntiltheMinisterhasadvisedwhetheranEESshouldbeprepared.
Section8CoftheEnvironment Effects Act 1978 requiresthatnodecisionbemadeaboutaprojectuntiltheEEShasbeenpreparedandtheMinister’sassessmentoftheprojecthasbeenconsideredbytherelevantdecisionmaker.Thisincludesanydecisionmade under the Planning and Environment Act 1987 to grant or refuse a permit.
Asageneralpractice,whenanEESisrequired,theMinisterforPlanningwillconsidercallinginaplanningapplicationpriortotheresponsibleauthoritymakingadecision.
TheActallowstheMinisterforPlanningtomakeoneofthreedecisionsonthereferredproposal:
• anEESisnotrequired;or
• anEESisnotrequiredifcertainconditionsaremet;or
• anEESisrequiredtobepreparedbytheproponent.
AnEESprocessprovidesfortheanalysisofaproposal’spotentialeffectsontheenvironmentandidentifiesmeansofavoidingandminimisingthoseeffects,includingthroughrefinementoftheproposal,feasiblealternativesandappropriateenvironmentalmanagementmeasures.
InconsideringwhetheranEESwillberequiredforaproposal,theMinisterconsiderstheextenttowhichtheprojectiscapableofhavingasignificanteffectontheenvironment,takingintoaccounttheproject’sconsistencywithapplicablepolicyframeworks,uncertaintiesandcomplexitiesofpotentialeffects,anysuitablealternativestatutoryassessmentprocesses,feasiblealternativesandthelevelofpublicinterest.
FormoreinformationabouttheEESprocess,refertotheMinisterial Guidelines for Assessment of Environmental Effects under the Environment Effects Act 1978availableviathedepartment’sEESwebpage.
ImpactsonmattersofnationalenvironmentalsignificanceWhereaproposalmayhaveapotentiallysignificantimpactonamatterofnationalenvironmentalsignificance(NES),aseparateassessmentmayalsoberequiredundertheCommonwealth’sEnvironment Protection and Biodiversity Conservation Act 1999. FurtherinformationontheoperationofthislegislationisavailablefromtherelevantCommonwealthEnvironmentDepartment.
EEA s. 3(1), 8B(7)
EEA s. 8
EEA s. 8A
PEA s. 97B(1)(c)
EEA ss. 4, 8B
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ItispossibleforVictoriatoassessproposalsthattheCommonwealthhasdeterminedas‘controlledactions’thatarelikelytohaveasignificantimpactonmattersofnationalenvironmentalsignificance.TheaccreditedStateprocessesaresetoutintheBilateralAgreementonenvironmentalassessmentbetweentheAustralianGovernmentandVictoria(refer:www.delwp.vic.gov.au/environmental-assessment).
3.8.7 ApplicationsthatrequireanEPAworksapprovalorlicence
Clause66.02-1ofplanningschemesestablishestheEnvironmentProtectionAuthority(EPA)asareferralauthorityforanyapplicationthatrequiresapermitundertheplanningscheme,whereaworksapproval,licencetodischargeoremitwaste,oralicenceamendmentisrequiredundertheEnvironment Protection Act 1970.
AstheplanningschemerequiresreferralofapplicationstotheEPAforauseordevelopmentneedingworksapprovalorlicence,thetwoprocessescanbeundertakeneither concurrently or separately.
Anapplicantcanapplyforaplanningpermitfirst,inwhichcasetheresponsibleauthoritywillhavethebenefitoftheEPAadviceonthepotentialenvironmentaleffectsoftheproposal.TheEPA,asreferralauthority,canrequireincorporationofconditionsor refusal of a permit.
Theplanningpermitcanthensetoutthemainconditionsthatshouldapplytotheprojectbeforethemoredetaileddocumentationneededforworksapprovalisprepared.
Applicationscanalsobemadesimultaneouslyandthecross-referralprovisionsenableconsiderationandnoticebytheresponsibleauthorityandtheEPAtobecoordinated.
Intheeventofobjections,assumingthattheresponsibleauthorityandtheEPAapprovedtheproject:
• theresponsibleauthoritywoulddecidetograntapermitinaccordancewithsection64 of the Act; and
• theEPAwouldgrantworksapprovaloralicenceundersection19B(7)orsection20(8)(f)respectivelyoftheEnvironment Protection Act 1970,indicatingthatitdoesnottakeeffectuntilendorsedbytheresponsibleauthoritythatapermithasbeenissued.
Alternatively,arefusalcouldbeissuedbybothbodiesandtheapplicantcouldapplyforareviewagainsttheserefusalsoragainstanyconditions.ApplicationsforreviewtoVCATwouldthenbecombinedandheardtogether.
IfanapplicationismadetotheEPAforaworksapproval,alicencetodischargeordepositwastetotheatmosphere,landorwaterorforalicenceamendment,theEPAwillrefertheapplicationtotheresponsibleauthority.TheEPAmustalsorefertheapplicationtotheSecretarytotheDepartmentofHealthandHumanServices,anyprotectionagencytheEPAconsidersmaybedirectlyaffectedand,ifitrelatestoexplorationformineralsormining,totheMinisteradministeringtheMineral Resources (Sustainable Development) Act 1990.Noticemustbegiveninanewspapercirculatingthroughout Victoria.
Theresponsibleauthoritymustmakeacopyoftheapplicationandaccompanyingdocumentsavailableatitsofficeforpublicinspection.
Planning scheme Cl. 66.02
EPA s. 19B(3), 20(8)
EPA s. 19B(3A), 20(8)
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TheresponsibleauthoritymustadvisetheEPAinwritingontheplanningstatusoftheproposalwithin21daysofthedayonwhichtheapplicationwassent.Within45daystheresponsibleauthoritymustindicateitssupport,non-objection,orobjection.TheresponsibleauthoritymayasktheEPAtoincludespecifiedconditionsintheworksapproval(ifitisissued).
TheresponsibleauthoritymustgivetheEPAacopyofanyplanningpermitissuedfortheworks.
IftheworksareprohibitedbytheplanningschemetheEPAmustrefusetoissueaworksapproval.
Whereaworksapprovalorlicenceisissuedbeforeaplanningpermitisobtained,theworksapprovalorlicencemustbeissuedsubjecttoaconditionthatitdoesnottakeeffectuntilaplanningpermitisissuedbytheresponsibleauthority.
3.8.8 ApplicationsrelatingtocoastalCrownland
BeforecoastalCrownlandisusedordeveloped,thewrittenconsentoftheMinisterresponsible for the Coastal Management Act 1995 needs to be obtained. This consent isinadditiontoanyrequirementforaplanningpermitundertheplanningschemeaffectingtheland.
Under the Coastal Management Act 1995,coastalCrownlandmeans:
a) anylandreservedundertheCrown Land (Reserves) Act 1978 fortheprotectionofthe coastline; and
b) anyCrownlandwithin200metresofthehighwatermarkof:
i thecoastalwatersofVictoria;or
ii anyseawithinthelimitsofVictoria;and
c) thesea-bedofthecoastalwatersofVictoria;and
d) thesea-bedofanyseawithinthelimitsofVictoria;and
e) anyCrownlandwhichisdeclaredbytheGovernorinCouncilundersub-section(2)tobecoastalCrownland.
TheGovernorinCouncilmayalsodeclarelandnottobecoastalCrownland.
WhilecoastalCrownlandextendstothelimitofanyseainVictoria(threenauticalmilesorapproximately5.5kilometresoffshore),thelimitofplanningschemesvariesbetweencoastalmunicipalitiesrangingfromthelowwatermark(themunicipalboundary)to600metresoffshore.
The Coastal Management Act 1995 providesaconsentprocessfortheuseanddevelopmentofcoastalCrownland.ConsentcanbeobtainedbyapplyingdirectlytotheDepartmentofEnvironment,Land,WaterandPlanningorifaplanningpermitisrequired,aspartoftheplanningpermitprocess.TheapprovalprocessisillustratedinFigure 3.6.
Tostreamlinetheapprovalprocesspriorconsenthasbeengrantedtosome’lowimpact’usesanddevelopments(subjecttosomeconditionsandlimitations).Lowimpactusesanddevelopmentsgenerallycomprisedaytodaymaintenance,repairsandsafetyworks.Theydonotincludenewworks,worksthatincreasetheheightorfootprintofstructuresorexcavationofland.Furtherinformationonpriorconsentscanbe obtained from the department.
EPA s. 19B(4A)
EPA s 19B(4B), 20(8)
EPA s. 19B(5), 20(8)
EPA s. 19B(7A), 20(8)
CMA s. 37
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IfacouncilisunsureaboutwhetherconsentisrequiredundertheCoastal Management Act 1995,itcaneitherrequiretheapplicanttoprovidemoreinformationaboutthisoritcancontactthedepartmenttoseekconfirmationaboutwhetherconsentisrequired.
IfaplanningpermitapplicationisreferredtotherelevantStateenvironmentministerandanapplicationforconsenthasnotbeenmade,thereferredapplicationisdeemedtobeanapplicationforconsentundertheCoastal Management Act 1995.
Uponreceivingacopyoftheapplicationforconsent,theMinisterhas28daysto:
• requestadditionalinformationor
• consenttotheuseordevelopmentwithorwithoutconditionsor
• refusetoconsenttotheuseordevelopment.
IftheMinisterfailstomakeadecisionwithin28days,theMinisterisdeemedtohaverefusedtoconsenttotheuseordevelopment.
ThereisnorightofreviewofadecisiontorefuseconsentundertheCoastal Management Act 1995.
TheresponsibleauthoritymustnotdecidetograntapermittouseordevelopcoastalCrownlandunlessconsent,orconsentwithconditionshasbeengrantedbytheMinister under the Coastal Management Act 1995.IftheMinisterhasrefusedconsent,the planning permit must be refused.
ThereisnorighttoapplytoVCATforareviewofadecisionbytheresponsibleauthoritytorefusetograntapermitwhereCoastalManagementActconsenthasbeendenied.
WhenassessingplanningpermitapplicationsoncoastalCrownland,consider:
• thecoastalareaspolicyintheSPPFandotherrelevantprovisionsintheplanningscheme
• the Victorian Coastal Strategy. A copy of the Victorian Coastal Strategyisavailableatwww.vcc.vic.gov.au
• anyrelevantCoastalActionPlans(CAP),availableontheCentralCoastalBoard’swebsite,www.ccb.vic.gov.au
• nativetitle.NativetitlemayexistoveranycoastalCrownland.Thedepartmentwillconsiderallplanningpermitapplicationsfornativetitleimplications
• designadvice.
Fordesignadvicereferto:
• Siting and Design Guidelines for Structures on the Victorian Coast (May 1998). A copyisavailableatwww.vcc.vic.gov.au
• Landscape Setting Types for the Victorian Coast(May1998).Acopyisalsoavailableatwww.vcc.vic.gov.au
CMA s. 38
CMA ss. 39, 40
PEA s. 61(3)(a)(b)
PEA s. 82AA
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Apply separately totherelevantState
environmentMinister
Is Coastal Management Act consent required?
Doestheuse/developmenthave“prior consent”?
Is a planning permit
required?
Is DELWP referralrequired?
Is CMA consentgranted?
Is a planningpermitrequired?
Referred planningpermitapplication
becomes applicatonfor consent
Use/developmentcan proceed
Process anddetermine planningpermitapplication
Use/developmentcannot proceed
Yes
No
Yes
Yes
Yes
No
No
No
Yes No
No
Figure3.6:ApprovalprocessundertheCoastal Management Act 1995
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3.8.9 Registered heritage places
Although places registered in the Victorian Heritage Register are listed in the schedule totheHeritageOverlay,theseplacesaresubjecttotherequirementsoftheHeritage Act 1995nottheplanningscheme.Inotherwords,ifapermitfordevelopmenthasbeen granted under the Heritage Act 1995 (orthedevelopmentisexemptundersection66ofthatAct),aplanningpermitisnotrequiredundertheHeritageOverlay.However,otherplanningprovisionsmaystillapplytotheuseordevelopment.
Planning Practice Note 1 – Applying the Heritage Overlay providesfurtheradviceontheuseofthisoverlay.
3.8.10 Brothels
Part 4 of the Sex Work Act 1994 includes planning controls on brothels that apply in additiontotheprovisionsoftheVPP.Thesecontrolsplacerestrictionsonwhomayapplyforapermitforabrothelandwherebrothelsmaybelocated,andrequirecertainmatterstobeconsideredbytheresponsibleauthoritybeforedecidingonapermitapplicationforabrothel.
Onlycertainpersonsmaymakeanapplicationforapermittouseordeveloplandforthepurposesofabrothel.Theserequirementsaresetoutinsection72oftheSex Work Act 1994.
Section73oftheSex Work Act 1994 setsoutarangeofspecificmatterswhichtheresponsibleauthoritymustconsiderbeforedecidingonapermitapplicationtouseordeveloplandforthepurposesofabrothel.Theseapplyinadditiontothemattersinsection60ofthePlanning and Environment Act 1987,andtheyaimtominimisetheimpactofabrothelonthecommunityandparticularlychildren.
Strictcontrolsapplytothelocationofbrothels.Undersection74oftheSex Work Act 1994,theresponsibleauthoritymustrefusetograntapermittouseordeveloplandforthepurposesofabrotheliflandiswithinspecifiedareasorlocatedwithincertaindistancesofspecifiedlanduses.
3.8.11 ApplicationscalledinbytheMinister
Part4,Division6oftheActsetsouttheproceduretobefollowediftheMinistercallsinaplanningpermitapplicationthathasnotbeendecidedbyaresponsibleauthority.
TheMinistermaycall-inanapplicationbeingconsideredbyaresponsibleauthorityifitappearsthat:
• theapplicationraisesamajorissueofpolicyandthedeterminationoftheapplicationmayhaveasubstantialeffectontheachievementordevelopmentofplanningobjectives
• thedecisionontheapplicationhasbeenunreasonablydelayedtothedisadvantageof the applicant; or
• theuseordevelopmenttowhichtheapplicationrelatesisalsorequiredtobeconsideredbytheMinisterunderanotherActorregulation,andthatconsiderationwouldbefacilitatedbythereferraloftheapplicationtotheMinister.
ThefirstofthesecriteriaisthesameasthatfortheMinisterincallinginareviewunderthe Victorian Civil and Administrative Tribunal Act 1998.
SWA s. 72
SWA s. 73
SWA s. 74
PEA Part 4 Div. 6
PEA s. 97B
VCATA Sch. 1 Cl. 58
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TheresponsibleauthoritymayrequesttheMinistertocallinanapplication.Theabovecriteriadonotnecessarilyapplyiftheresponsibleauthoritymakestherequest.
ThecircumstancesinwhichaMinistermayexercisethispowerareaddressedinPlanning Practice Note 29 – Ministerial Powers of Intervention in Planning and Heritage Matters.
Inthefirstinstance,theplanningpermitapplicationisalwaysmadetotheresponsibleauthority,towhomtheprescribedfeemustbepaid.ThereisnoprovisionforanapplicationtobemadedirectlytotheMinister(unlesstheMinisteristheresponsibleauthorityundertheplanningschemeortheAct,inwhichcasetheapplicationwouldnot be called in).
IfanapplicationiscalledinbytheMinister,theresponsibleauthoritymustgivetheMinisteranydocumentsrelatingtotheapplication.Anyactionstakenbytheresponsibleauthority(suchasgivingnoticeoftheapplication)aretakentohavebeendonebytheMinister.Allfurtherstepsuntilthedecisionismadearetobetakenbythe Minister. The responsible authority may make a formal submission about the application.
TheprocessforconsideringanapplicationbytheMinisterincludesreferringsubmissionstoapanelwhichadvisestheMinisterabouttheapplication.Detailsaresetoutinsections97Eto97GoftheAct.Theresponsibleauthorityis(subjecttosection97H)responsiblefortheadministrationandenforcementoftheActinrelationtoanypermitissuedbytheMinister,andforenteringdetailsofdecisionsintheRegister.
3.8.12 Applicationsonlandownedorcontrolledbyaresponsibleauthority
TheActprovidesthatiftheresponsibleauthority,orsomeotherperson,proposestouselandthatismanaged,occupiedorownedbytheresponsibleauthorityandapermitisrequired,apermitmustbeobtainedfromtheMinister,unlesstheplanningschemegivesanexemptionfromthisrequirement.
Clause67ofplanningschemeshastheeffectofexemptingspecifiedclassesofuseordevelopmentfromthisrequirement.Effectively,allapplicationsareexempt.
Noticeofanapplicationmustbegiventotheownersandoccupiersofadjoiningland.Theresponsibleauthoritydoesnothavetheoptiontoavoidthisnoticeonthebasisthatthegrantofapermitwouldnotcausematerialdetrimenttoanyperson.NoticemustalsobegiventotheNationalTrustofAustralia(Victoria)iftheapplicationrelatestolandonwhichthereisabuildingclassifiedbytheTrust.
Thenoticerequirementsdonotapplytoanapplication:
• forasignoradvertisement;or
• toremove,destroyorlopnativevegetationunderClause52.17oftheplanningscheme; or
• whereapermitisonlyrequiredunderparticularoverlayslistedinClause67.02.
Anapplicationtoremove,destroyorlopnativevegetationunderClause52.17ofthescheme,doeshoweverrequirenoticetobegivenundersection52(1)oftheAct(referalso Clause 66.05 of the scheme) to the Secretary to the Department administering the Flora and Fauna Guarantee Act 1988.
PEA ss 97E – 97G
PEA s. 96
PEA s. 6(2)(ka); Planning scheme Cl. 67
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Inaddition,Clause62.02-1exemptsacouncilfromanyrequirementintheplanningschemerelatingtobuildingsorworkswithanestimatedcostof$1,000,000orless,carried out by or on behalf of the municipality.
3.8.13 ApplicationsbyaMinisterorgovernmentdepartment
Section16exemptionAplanningschemeisbindingonallmembersofthepublic,oneveryMinister,governmentdepartment,publicauthorityandcouncil.
ExemptionsmaybeprovidedbyaGovernorinCouncilOrderpublishedintheGovernmentGazette.
Currentexemptionsundersection16oftheActapplytotheMinisteradministeringtheConservation, Forests and Lands Act 1987,theMinisterforHealthandtheMinisterforEducation.Exemptionshavealsobeenmadeforspecificsitesandprojects.
However,evenwheretheyhavebeenexemptedfromanylegalneedtocomplywithplanningschemerequirements,theministersconcernedshould,asamatterofpractice,consultfromanearlystagewithrelevantplanningauthoritiesonproposedworks.Thisconsultationfosterscooperativeinvolvementoflocalgovernmentinstateplanninganddevelopmentmatters.Consultationneedstobeeffectiveandthereforeshouldbemorethanthemerecirculationofproposals.
Ordersundersection95Section95oftheActprovidesfor:
• theGovernorinCounciltopublishanOrderintheGovernmentGazetterequiringthatspecifiedapplicationsbyMinistersorgovernmentdepartmentsmustbereferred to the Minister administering the Act; and
• theMinistertodirecttheresponsibleauthoritytoreferanapplicationtotheMinisterifconditionsintheActaremet.
ThereisnoreviewagainstadeterminationbytheGovernorinCouncil.
Unlesseitheroftheseactionsaretaken,applicationstowhichsection95oftheActcouldapplyaredealtwithintheusualwaybytheresponsibleauthority.
3.8.14 PermitsissuedundertheTownandCountryPlanningAct1961
Any permit issued under the Town and Country Planning Act 1961 whichwasinforceimmediatelybeforetheActcameintoeffect,continuesinforceandistreatedasthoughitwereissuedunderthatAct.
Notethatsection208(2)oftheActprovidesfortheexpiryofsuchpermitsundercertaincircumstances.Thismeansthatsomeolderpermitsthatpreviouslymayhavehadanindefinitelifewillnowhaveexpired.
PEA s. 16A
PEA s. 16
PEA s. 95
PEA s. 208
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3.8.15 VicSmartpermitprocess
TheActenablesplanningschemestosetoutdifferentproceduresforparticularclassesofapplicationsforpermits.TheVicSmartpermitprocessisaspecificprocedureforstraightforward,low-impactapplications.
KeyfeaturesoftheVicSmartpermitprocessinclude:
• theresponsibleauthorityisexpectedtoassessanapplicationwithin10businessdaysofreceivingtheapplication
• theclassesofapplicationtowhichtheprocessappliesaresetoutintheplanningscheme
• applicationsareexemptfromthenoticerequirementsinsection52oftheAct
• applicationsareexemptfromcertaindecision-makingconsiderationsinsections60and 84B of the Act
• theapplicationisonlyassessedagainstspecificdecisionguidelinessetoutintheplanning scheme
• theChiefExecutiveOfficer(CEO)ofthecouncilistheresponsibleauthorityfortheapplication.
TherearetwotypesofVicSmartapplication:stateVicSmartapplicationsandlocalVicSmartapplications.
StateVicSmartapplicationsareestablishedbytheMinisterandapplyinallplanningschemes.LocalVicSmartapplicationsareputinplacebythecouncilforitsplanningschemeandmaybedifferentineachscheme.
DifferencesbetweenVicSmartandtheregularpermitprocessThetwoprocessesdifferinsomeimportantrespects.TheVicSmartprocesshasfewerstepsthantheregularpermitprocess;itinvolvesamoretightlyfocusedplanningassessment;anddifferentstatutorytimesforrequestingfurtherinformationanddecidinganapplicationapply.Also,thecouncilCEOistheresponsibleauthorityforVicSmartapplicationswhereasthecouncilistypicallytheresponsibleauthorityforregularapplications.
The VicSmart and regular permit processes are illustrated in Figure 3.7.
Figure3.7:Thetwopermitprocesses
VICSMARTPROCESS SUBMIT ASSESS DECIDE
POSSIBLEREVIEWBYAPPLICANT
ONLY
REGULARPERMIT
PROCESSSUBMIT NOTICE ASSESS DECIDE POSSIBLE
REVIEW
REFERRALS
PEA s. 6(2)(hb)
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TheVicSmartplanningprovisionsSpecificprovisionsinClauses90-95oftheplanningschemeapplytoVicSmartapplications.Theseprovisionssetout:
• theoperationalrequirementsforassessingVicSmartapplications,includingthecriteriaforwhenanapplicationisaVicSmartapplicationandexemptionsfromcertainproceduralrequirementsoftheAct(cl91)
• theclassesofstateVicSmartapplication(cl92)
• informationrequirementsanddecisionguidelinesforeachclassofstateVicSmartapplication(cl93)
• theclassesoflocalVicSmartapplication(scheduletocl94)
• informationrequirementsanddecisionguidelinesforeachclassoflocalVicSmartapplication(scheduletocl95).
MoreinformationabouttheVicSmartplanningprovisionscanbefoundintheVicSmart Planner and Practitioner Guide onthedepartment’swebsite.
ResponsibleauthorityforVicSmartapplicationsSection13oftheActenablesaplanningschemetospecifyapersonotherthanthemunicipal council or the Minister as the responsible authority for a class or classes of applications.
TheresponsibleauthorityforconsideringanddecidingVicSmartapplicationsistheCEOofthecouncil.ThisisspecifiedinClause61oftheplanningscheme.
Undersection188oftheActtheCEOmaydelegateresponsibilityforadministeringanddecidingVicSmartapplicationstootherofficersofthecouncil.
Section80BoftheLocal Government Act 1989 applies to the CEO and any other council officerthatmayexerciseapower,dutyorfunctionasaresponsibleauthority.Section80Brequiresacouncilofficertorefrainfromexercisingthatpower,dutyorfunctionifheorshehasaconflictofinterest.Undersection61AofthePlanning and Environment Act 1987,theofficermustdelegatethepowertoanothercouncilofficer.
IdentifyingaVicSmartapplicationAnapplicationisaVicSmartapplicationif:
• theapplicationisforapermitunderaprovisionthatislistedinClause92ortheschedule to Clause 94 of the scheme
• allthepermittriggersfortheapplicationarelistedinClause92orthescheduletoClause 94 of the scheme
• nothingauthorisedbythegrantofapermitwouldresultinabreachofaregisteredrestrictivecovenant
• iftheapplicationrequiresreferraltoareferralauthority,theapplicationhasbeenconsideredbythereferralauthoritywithinthethreemonthspriortotheapplicationbeingmade,andthereferralauthorityhasstatedinwritingthatitdoesnot object to the proposal.
Ifanapplicationdoesnotmeetalloftheserequirements,itisnotaVicSmartapplicationandtheregularpermitprocessapplies.
Planning schemes cl. 90-95
PEA s. 13; Planning schemes cl. 61
PEA s. 188
PEA s. 61A; LGA s. 80B
Planning scheme cl. 91
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PreparingandsubmittingaVicSmartapplicationBeforelodginganapplication,theapplicantshoulddiscusstheproposalwiththecounciltoconfirmthatitisaVicSmartapplication,identifytheapplicableinformationrequirementsanddecisionguidelines,andobtainanycheckliststhatwillassistinpreparingtheapplication.
ChecklistsforeachclassofstateVicSmartapplicationareavailableonthedepartment’swebsite.
AVicSmartapplicationmustbemadeinaccordancewiththeRegulationsandbeaccompaniedbytheinformationrequiredbytheActandtheplanningscheme.
TheinformationrequirementsforstateVicSmartapplicationsaresetoutinClause93oftheplanningschemewhiletheinformationrequirementsforlocalVicSmartapplicationsarelistedinthescheduletoClause95.
InmostcasesafeemustbepaidwhenaVicSmartapplicationismade.TheFeesRegulationsprescribefeesfordifferentclassesofapplicationandarebasedonwhyapermitisneeded.ThereisnotaspecificprescribedfeeforVicSmartapplications.
AmendingaVicSmartapplicationAVicSmartapplicationmaybeamendedinthesamewaythatamendmentstoaregularapplicationmaybemade.TherequirementsforamendinganapplicationareexplainedinSection3.2.7ofthischapter.
The responsible authority should check any amendment carefully to determine whethertheapplicationmaycontinuetobeprocessedintheVicSmartpermitprocess.Forexample,ifanapplicationisamendedtoseekpermissionunderaplanningschemeprovisionthatisnotlistedinClause92orthescheduletoClause94,theapplicationceasestobeaVicSmartapplicationandtheregularpermitprocessapplies.
ReferralAnapplicationmayrequirereferraltoareferralauthorityspecifiedinClause66oftheplanningscheme.TheapplicationmaybedealtwithundertheVicSmartpermitprocessiftheapplicantsatisfiestheresponsibleauthoritythat:
• thereferralauthorityhasconsideredtheproposalwithinthepastthreemonthsofwhentheapplicationwasmadetotheresponsibleauthority;
• thereferralauthorityhasstatedinwritingthatitdoesnotobjecttothegrantingofa permit; and
• thewrittenstatementandplansendorsedbythereferralauthorityaresubmittedwiththeapplication.
FurtherinformationTheresponsibleauthoritycanrequireanapplicanttoprovidefurtherinformationaboutaVicSmartapplication.Iftherequestforfurtherinformationismadewithintheprescribedtimeoffivebusinessdaysofreceivingtheapplication,therequestmustalsospecifyadatebywhichtheinformationmustbereceived.Anapplicationlapsesiftherequestedinformationisnotprovidedbythespecifieddate.RefertoSection3.3.2ofthischapterformoredetailsaboutanapplicationlapsing.
PEA s 47; PE Regs r. 13, r. 14
PE (Fees) Regs r. 7, r. 8
PEA ss. 50, 50A, 57A
PEA s. 55; Planning schemes cls. 66, 91
PEA s. 54(1)
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Arequestforfurtherinformationwithintheprescribedtimeoffivebusinessdaysmeansthatthe‘clock’isstopped.(Note:the‘clock’countsthe10businessdaysuntiltheapplicantmayapplyforareviewofthefailureoftheresponsibleauthoritytodeterminetheapplication.The‘clock’startsagainfromzerowhenasatisfactoryresponsetotheresponsibleauthority’srequestisreceived.)
AdvertisingVicSmartapplicationsareexemptfromthenoticerequirementsofsection52(1)(a),(b),(c) and (d) of the Act under Clause 91 of the planning scheme.
MakingadecisiononaVicSmartapplicationThereisnotimelimitforaresponsibleauthoritytomakeadecisiononaVicSmartapplication.However,iftheresponsibleauthoritydoesnotmakeadecisionwithintheprescribedtime,anapplicantmayapplytoVCATforreviewofafailuretograntthepermitwithintheprescribedtime.
Theprescribedtimeis10businessdays.Thetimestartsfromthedateonwhichtheresponsibleauthorityreceivestheapplicationunless:
• furtherinformationhasbeensoughtwithintheprescribedtimeoffivebusinessdaysundersection54oftheAct.The10businessdaysstartsfromthedayonwhichtheinformationisgiven.
• theapplicanthasappliedforareviewofarequirementtogivefurtherinformationandVCATconfirmedorchangedtherequirement.The10businessdaysstartsfromthedayonwhichtheinformationisgiven.
RefertoSection3.4.4ofthischapterformoreinformationaboutcalculatingtheprescribedtime.
Beforemakingadecisiononanapplication,theresponsibleauthoritymustconsiderparticularmattersspecifiedintheActandparticulardecisionguidelinesspecifiedinthe planning scheme.
InrelationtotheAct,theresponsibleauthoritymustconsidertheplanningscheme,anydecisionorcommentsreceivedfromareferralauthorityandanysection173agreementaffectingtheland.However,theresponsibleauthorityisnotrequiredtoconsidertheothermattersspecifiedinsection60oftheActbecauseVicSmartapplicationsareexemptedfromthosematters,assetoutinClause91oftheplanningscheme.
TheVicSmartplanningprovisionssetoutspecificdecisionguidelinesforeachclassofVicSmartapplication.Insomecases,thedecisionguidelinesenabletheresponsibleauthoritytoconsiderarelevantlocalplanningpolicyintheplanningschemeorthedecisionguidelinesofazone,overlayorparticularprovision.Aresponsibleauthoritycannot consider the decision guidelines in Clause 65 of the scheme.
VCATreviewofVicSmartapplicationsRefertoChapter5,Section5.3.10formoreinformationabouttheVCATreviewprocedureforVicSmartapplications.
PEA s. 52; Planning schemes cl. 91
PEA ss. 60, 79
PE Regs r. 32
PEA s. 60; Planning schemes cl. 91.
Planning schemes Cl. 93, sch to Cl. 95
PEA ss.