We were approached by a client who had recently purchased a property in Geelong with an existing planning permit for a two-storey dwelling at the rear, along with a two-lot subdivision. While the original approval was sound, the construction cost associated with the approved design was higher than the new owner was comfortable with.
They were seeking a more cost-effective outcome. This led to a revised proposal for a single-storey dwelling that better aligned with their budget and overall brief.
From the outset, the key decision was whether to amend the existing planning permit or lodge a new application. As town planners in Geelong, we first assessed how different the revised design was from the approved plans. The changes were substantial enough that pursuing an amendment carried a real risk of delays, further information requests, and uncertainty in how Council would assess the proposal under the planning scheme.
Instead, we recommended a new application pathway using the VicSmart process. This involved two separate applications. The first addressed buildings and works for the revised dwelling, followed immediately by a second application for the subdivision.
Both applications relied on the same drawing package and a consistent town planning report, which is a key part of any planning permit application in Geelong. This helped ensure clarity and reduced the likelihood of requests for further information.
VicSmart is a streamlined assessment pathway available under the Victorian planning system for straightforward proposals that meet specific criteria. It has a statutory timeframe of 10 business days and does not require public notice, which can make a significant difference for applicants seeking certainty.
By structuring the applications carefully and ensuring compliance with VicSmart criteria, both submissions moved efficiently through Council.
It is worth noting that Councils, including those in Geelong, do not generally favour multiple live applications over the same land. However, in this case, the revised design represented a sufficient departure from the approved development. On balance, a new planning permit provided a more direct and predictable pathway than attempting to amend the existing approval.
The outcome was two approvals issued back-to-back within a 15-day period, including endorsed plans. From a planning consultant Geelong perspective, this reflects both the suitability of the pathway and the level of detail provided at lodgement.
A common issue we see in similar planning permit Geelong scenarios is the assumption that amending an existing permit is always the most efficient option. In practice, that depends on how closely the new proposal aligns with what has already been approved. Where the design changes are significant, an amendment can create additional complexity for Council and extend assessment timeframes.
The key takeaway is that the planning pathway matters just as much as the design itself. Understanding how Council is likely to assess a proposal and structuring the application accordingly can make a meaningful difference to timing, cost, and certainty.
If you have purchased a property in Geelong with an existing planning permit, changes to the approved design are often possible. However, it is important to consider whether an amendment is the most effective approach, or whether a new application may provide a clearer outcome.
In some cases, starting with a new, well-structured planning permit application can reduce delays and improve certainty.
If you have received advice or are considering changes to an approved development, it may be worth having a town planner in Geelong review the available options before proceeding.
