Planning Permits vs Building Permits: What’s the Difference?
- ikonik
- Sep 8
- 3 min read
If you’re looking to build or renovate in Victoria, one of the first hurdles is understanding the approvals you’ll need. Many people are surprised to learn that there are two distinct permits that may apply to their project: a planning permit and a building permit.
Although the names sound similar, they serve very different purposes. Knowing the difference will help you plan your project more effectively and avoid costly delays.
What is a Planning Permit?
A planning permit is essentially permission from your local council to use or develop land in a certain way.
It deals with what you can build, not how you build it.
Key Points:
Assessed against your council’s planning scheme (zoning, overlays, neighbourhood character policies, etc.).
May require public advertising, giving neighbours the opportunity to object.
Can involve referrals to other authorities such as Melbourne Water, CFA, or heritage bodies.
Often requires specialist reports (e.g., traffic, arborist, overshadowing, bushfire).
Timeframe: typically 4–12 months, depending on complexity.
Example: You want to build three townhouses on a block currently occupied by a single dwelling. A planning permit is required because council must decide if multiple dwellings are appropriate for that site under its planning rules.
What is a Building Permit?
A building permit is issued by a registered building surveyor (private or council) and is essentially approval to start construction.
It deals with how the building will be constructed, ensuring it complies with the Building Code of Australia and safety standards.
Key Points:
Focuses on structural safety, fire protection, energy efficiency, and accessibility.
Requires detailed documentation: architectural drawings, engineering, soil tests, energy ratings, and more.
The building surveyor audits all documentation for compliance.
Once issued, the permit allows work to commence and sets the framework for mandatory inspections during construction.
Timeframe: usually 4–12 weeks, depending on the complexity of the build.
Example: Once your townhouse project has planning approval, you’ll need a building permit to confirm the design meets structural, fire safety, and energy standards before construction can begin.
Key Differences at a Glance
Planning Permit | Building Permit |
Issued by local council | Issued by a building surveyor |
Decides what you can build | Ensures how you build is safe and compliant |
Focused on zoning, overlays, neighbourhood character | Focused on structural safety, compliance, and building code |
May involve public advertising and objections | No public objections – technical assessment only |
Can take months (3–12+) | Usually takes weeks (4–12) once documents are complete |
Do You Need Both?
New homes always require a building permit and in some instances also require a planning permit.
Multi-dwelling developments will require both permits. Initially planning and later on a building permit for the construction.
Minor works (like small extensions or internal renovations) may only require a building permit.
Always check with your council or a professional designer to confirm what applies to your project.
Why the Distinction Matters
Many homeowners assume that once they have a planning permit, they’re ready to start building — but that’s not the case. The planning permit is just the first step. Without a building permit, construction can’t legally begin.
Likewise, even if your design is structurally sound, you can’t bypass council’s planning rules. Both permits work together to ensure developments are appropriate for the community and safe for occupants.
Final Thoughts
The planning system can be confusing, but understanding the distinction between a planning permit and a building permit helps you see the bigger picture.
Planning permit = permission to develop the land.
Building permit = permission to physically build it.
At Ikonik Design, we guide our clients through both processes — from preparing planning applications that councils support, to coordinating the technical documentation required for building permits.
If you’re unsure which permits you’ll need for your project, get in touch with us at www.ikonikdesign.com.au. We’ll help you navigate the process with clarity and confidence.
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