If you’re planning a home renovation or extension in Victoria, you may come across two different approvals: a building permit and a planning permit.
They are not the same thing.
A planning permit relates to how land can be used or developed under the relevant planning scheme. In contrast, a building permit generally relates to construction work and compliance with applicable building requirements.
Depending on your property and proposed project, you may need a building permit, a planning permit, both permits or, in some cases, neither.
Understanding the difference early makes it easier to plan your renovation or extension and determine which approvals you need before construction begins.
What Is the Difference Between a Building Permit and a Planning Permit?
The simplest way to understand the difference is:
A planning permit considers whether the proposed use or development of the land can proceed under the planning scheme.
A building permit relates to the project’s construction and applicable building requirements.
The relevant local council usually administers planning permits, while a building surveyor issues building permits.
If your project requires both, you must obtain the planning permit before the building permit can be issued. The building permit and associated plans must also be consistent with the planning permit.
What Is a Planning Permit?
A planning permit is a legal document that allows a particular use or development on a property, subject to the permit’s requirements and conditions.
Whether you need one depends on the relevant Victorian planning scheme and the planning controls that apply to your property.
These controls can include:
The property’s planning zone
Planning overlays
Heritage controls
Neighbourhood character requirements
Design and development controls
Environmental or landscape considerations
The type and scale of development proposed
Most planning permit applications go to the relevant local council, although other circumstances may involve a different responsible authority.
You don’t need a planning permit for every home renovation or extension. The requirements depend on the property and the proposed work.
What Is a Building Permit?
A building permit is different.
Building permits relate to the construction aspects of a building or development and are issued by a building surveyor.
Building work in Victoria generally requires a building permit unless an exemption applies.
For homeowners undertaking a substantial home renovation or home extension, a building permit may be required for work such as:
Extending the existing home
Adding another storey
Making structural alterations
Removing or modifying load-bearing walls
Constructing additional floor area
Completing significant alterations to the existing building
Other building work that does not fall within an applicable exemption
You can read more in our guide: When Is a Building Permit Required in Victoria?.
Building Permit vs Planning Permit: Quick Comparison
| Building Permit | Planning Permit | |
|---|---|---|
| What does it relate to? | Construction and applicable building requirements | Use and development of land under the planning scheme |
| Who issues it? | Building surveyor | Usually the relevant local council |
| Does every project need one? | No. Exemptions apply to certain building work | No. It depends on the planning scheme and property |
| Can renovations require one? | Yes | Yes |
| Can extensions require one? | Yes | Yes |
| Can you need both? | Yes | Yes |
| Which comes first if both are required? | Building permit follows the planning permit | The planning permit must be obtained first |
Always confirm the exact approvals required for the individual property and proposed works.
Do I Need a Planning Permit for a Home Renovation in Victoria?
Not necessarily.
Many internal renovations may not require a planning permit, but the requirements depend on what work you’re proposing and the planning controls affecting the property.
Planning approval becomes particularly important where a project involves development affected by specific planning scheme requirements or overlays.
For example, a property affected by a Heritage Overlay will generally require a planning permit for various types of work such as demolition, external alterations and new construction.
Other planning controls can also influence whether approval is required.
This is why two apparently similar renovations in neighbouring Melbourne suburbs — or even within the same suburb — can have different planning requirements.
Do I Need a Planning Permit for a Home Extension?
It depends on the property and the proposed extension.
A home extension doesn’t automatically require a planning permit.
You need to consider the relevant planning scheme to determine whether the proposed development triggers a planning permit requirement.
Factors can include the property’s zone, overlays and the nature and design of the proposed extension.
Even where a planning permit isn’t required, the extension will generally still require a building permit unless an exemption applies.
For substantial extension projects, establishing the planning position early can prevent unnecessary redesign later.
Do I Need a Building Permit for a Home Extension?
A home extension will generally require a building permit because it involves enlarging or altering the existing building.
This commonly includes projects such as:
Rear extensions
New kitchen, dining and living areas
Additional bedrooms
Structural additions
The building permit process can involve architectural or building-design documentation, engineering and other information relevant to the proposed construction.
Can You Need Both a Planning Permit and Building Permit?
Yes.
Some renovation and extension projects require both approvals.
The two permits serve different purposes, so getting one doesn’t automatically mean you don’t need the other.
For example, an extension may require planning approval because of planning controls affecting the property and also require a building permit for the construction work.
Where both are required, the planning permit comes first.
The building surveyor cannot issue the building permit until the relevant planning permit has been obtained, and the building permit must be consistent with the planning permit and endorsed plans.
Which Comes First: Planning Permit or Building Permit?
If your project requires a planning permit, the planning permit comes first.
Once the planning permit is issued and its requirements are understood, the building permit documentation can proceed consistently with the planning approval.
This sequence matters.
If the design submitted for the building permit differs from the planning permit or endorsed plans, you may need to address those differences before the building permit can be issued.
For homeowners planning substantial renovations or extensions, identifying planning requirements early can therefore reduce the risk of developing detailed construction documentation for a design that later needs to change.
Who Issues a Planning Permit in Victoria?
Planning permits are generally administered and issued by the responsible authority, which in most residential situations will be the relevant local council.
Council planners can also help homeowners understand whether a planning permit may be required for a proposed use or development.
Because planning schemes vary by location and can include different zones, overlays, and schedules, check requirements against the individual property.
Who Issues a Building Permit in Victoria?
A building surveyor issues building permits.
Property owners can engage either a municipal building surveyor or a private building surveyor.
The owner must appoint the building surveyor, although someone properly authorised may act on the owner’s behalf.
Importantly, a builder cannot appoint a private building surveyor on the owner’s behalf.
Your builder may recommend a building surveyor, but the owner still chooses and appoints them.
What About Heritage Homes?
Heritage properties are a good example of why you need to consider building and planning approvals separately.
If a property is affected by a Heritage Overlay, a planning permit will generally be required before carrying out various works, including demolition, exterior alterations, and new construction.
This can be particularly relevant when planning:
Additions to period homes
Rear extensions
Second-storey additions
Changes to façades
Demolition of parts of an existing building
Alterations visible from the street
Heritage controls don’t necessarily mean the property cannot be renovated or extended. It does mean the design and approval process may need to respond to the existing property’s significance and applicable planning requirements.
Elevate Building Group has experience working with established homes where existing architectural character needs to be considered alongside contemporary living requirements.
Learn more about our heritage home renovations and extensions.
Can I Need a Building Permit Without a Planning Permit?
Yes.
A project can require a building permit even where a planning permit isn’t required.
For example, proposed building work may be acceptable under the relevant planning scheme without needing planning approval but still require a building permit because of the nature of the construction work.
This is an important distinction.
Being told you don’t need a planning permit doesn’t necessarily mean you can begin construction without further approvals.
You still need to determine whether you need a building permit.
Can I Need a Planning Permit Without a Building Permit?
Potentially.
Planning schemes regulate both the use and development of land, and a planning permit can be required for matters that are not necessarily the same as building work requiring a building permit.
This is another reason the two approval systems should be considered independently rather than assuming that one permit automatically determines whether the other is required.
Who Should Check Which Permits I Need?
Ideally, investigate permit requirements early in the design and planning process.
Depending on your project, this may involve discussions with:
Your local council or council planner
A building surveyor
An architect or building designer
Structural engineer
Builder
Other planning or building professionals where required
Your building contract should also make it clear who is responsible for obtaining any required planning and building permits.
For a major renovation or extension, establishing these responsibilities before construction helps create a clearer path from design through to building.
Planning a Renovation or Extension in Melbourne?
For substantial renovations and extensions, the approval process is only one part of bringing the project together.
The existing structure, proposed layout, engineering, planning controls, documentation, budget and construction methodology can all influence how the project develops.
At Elevate Building Group, we work with homeowners, architects, designers and other project professionals to deliver home renovations and home extensions across Melbourne.
If you’re considering a major renovation, ground-floor extension or second-storey addition, contact Elevate Building Group to discuss your project.
Official Victorian Building and Planning Resources
Building and planning requirements depend on the individual property and proposed work. For authoritative information about the Victorian approval system, refer to:
Planning Victoria – Applying for a Planning Permit
Official information about planning permits, applications and Victoria’s planning system.
Planning Victoria – Planning Permits
Detailed guidance explaining planning permits and their relationship with building permits.
Building and Plumbing Commission – Building Roles and Responsibilities
Information about builders, owners, building surveyors and responsibilities during a Victorian building project.
This article provides general information only and is not legal, planning or building surveying advice. Planning and building permit requirements vary depending on the property and proposed works. Confirm the requirements for your project with the relevant council, building surveyor or appropriately qualified professional before commencing building work.
