One of the most common questions we receive is: "Do I need a planning permit or a building permit?" The answer is often both — but they serve entirely different purposes and are assessed by different authorities under different legislation.
Planning Permit: Land Use and Design
A planning permit is issued by your local council under the Planning and Environment Act 1987. It assesses whether a proposed use or development is appropriate for the land, having regard to the zone, overlays, and local planning policy.
Building Permit: Construction Standards
A building permit is issued by a registered building surveyor under the Building Act 1993. It assesses whether the proposed building work complies with the National Construction Code in terms of structural safety, fire safety, energy efficiency, and accessibility.
The Correct Order of Approvals
Generally, a planning permit should be obtained before a building permit is sought — the building permit documents must reflect the approved planning permit conditions.
- 1. Check if planning permit is required
- 2. Obtain planning permit (if required)
- 3. Develop full working drawings
- 4. Obtain building permit before construction
Common Triggers for Each Permit
Planning permit triggers include new dwellings, extensions beyond ResCode setback standards, changes of use, and works in heritage or vegetation overlays. Building permits are required for almost all structural building work regardless of planning permit status.