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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.