Certificate of Title - where can I get a copy of my title?
The Victorian Land Titles Office keep an original of every title of land within the State of Victoria. You can contact them by telepone on 8636 2456 or click on the link below.
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Demolition Consent - Why do I need one to demolish my building?
A building permit and a demolition consent are required to remove a dwelling from a property.
Prior to obtaining a building permit for demolition or part demolition of a building, a Demolition Consent (also known as Section 29A of the Building Act 1993) from the Planning Department may be required.
To determine whether or not this Consent is required the following test applies:
- If the proposed demolition is greater than 50% of the entire building.
- The demolition is of any part of a facade (being a wall) of a building if that facade faces the street.
To apply for a Demolition Consent, you will need to submit a completed application form with a plan drawn to scale showing the area to be demolished along with a fee of $54.35.
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Development Hearing Panel - how does this work?
The Development Hearings Panel (DHP) is a committee consisting of senior Council Officers and a Councillor. A minimum of three people members of this panel is required to form a quorum. This panel sits on the 1st and 3rd Thursday of each month and on additional weeks as required. The DHP deals with all planning applications which have received more than 6 objections and those being recommended for refusal.
These meetings are open to the public and consist of a written and verbal report from the Responsible Officer along with verbal submissions from applicants and objectors.
The decision of the Development Hearings Panel is the Council's final decision.
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Fencing - what are the height regulations?
There are different regulations depending on the location and type of fence.
Fences on street/property boundary
- Building Permit required for masonry fence over 1.2 metres, other fences over 1.5 metres
- Barbed wire must be at least 150mm back from street alignment (boundary)
- Corner fences - maximum height of 1 metre (within 9 metres of point of intersection of street alignments)
- A Street Occupation Permit is required where works are undertaken beyond the property boundary (eg from footpath or nature strip)
- Council Consent & Report is required for barriers beyond the street alignment for protection of the public during construction
- Front fences (within 3 metres of street boundary) maximum height 1.5 metres generally, or 2 metres if facing a "Declared Road" (Declared Road - freeway or arterial road under the Road Management Act 2004)
Side/Rear Street boundaries
- maximum height 2 metres
- higher fences must comply with height/length/setback limitations
Swimming Pool & Spa Fences
- Building Permit always required
- Minimum height of 1.2 metres
- Specific construction requirements - refer Building Code of Australia Volume 2, Australian Standard 1926.1-1993
- Cannot include property boundary fence
- Brochure available from Customer Service Centres
Boundary fences
- Controlled by Fences Act 1968 (We do not administer this Act)
- Construction by agreement between property owners or Court Order from Magistrates Court
- Generally maximum height 2 metres
- Building Permit required for masonry fence/wall
- Building Permit required for higher fences, which must comply with height/length/setback limitations
Other Notes
- Gates, screens, roller doors are included in these fence provisions
- Excavations must be fenced or guarded during construction
- Some Statutory Planning controls apply
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Planning - who can challenge a Council Decision
If you do not agree with Council's planning decision, you can lodge an appeal with VCAT to review the decision. Objectors have 21 days to lodge an appeal and the applicant has 60 days to lodge an appeal from the date of Council's decision. The State Government appoints VCAT members who are qualified legal practitioners, planners and other specialists to independently review the decision made by Council where an appeal is lodged. Your appeal must be lodged with VCAT on an official form and sent to the Registrar of the Planning List with in the prescribed time frame.
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Planning Applications - who can help me complete one?
If you require assistance with completing your planning permit application please see the attached guide and checklists. If you require further assistance or clarification please contact the Statutory Planning Department on 5272 4456
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Planning Committee Meetings - how do they work?
The Planning Committee is made up of a minimum of five (5) Councillors with the Councillor who holds the Planning Portfolio chairing the panel. The Planning Committee deals with applications that have been 'called in' by a Councillor. The Planning Committee is generally held on the 4th Monday of each month. The decision of the Planning Committee is the Council's final decision.
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Planning Permit - do I need one to subdivide my property?
All applications to subdivide land require a planning permit.
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Planning Permit Application Advertising - what is this?
A fundamental part of the Victorian Planning System is to allow people affected by a planning decision to be given the opportunity to comment on what's proposed before the decision is made.
Advertising is the formal notice provided to others about a planning application. You will need to advertise if it is considered that the application might cause material detriment to any person. Unless we are satisfied that there is no material detriment, notice of the application must be given.
Notice may be given by:
- direct mail to all adjoining owners and occupiers to the property
- a public notice erected on the property for 14 clear days
- a public notice placed in the local newspaper
In order to reduce delays, we will undertake advertising on behalf of applicants, and will advise applicants of the cost.
The application details (including plans, submissions in support of the proposal and any other relevant information that is lodged by the applicant) are made available to interested parties at the relevant Customer Service Centre (e.g. Ocean Grove applications at the Ocean Grove Customer Service Centre) as well as at our Myers Street Office.
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Planning Permit Applications - how much do they cost?
Costs vary depending on the type of permit being applied for and the projected building costs for the application. Please see the attached schedule of planning fees.
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Planning Permit Applications - what do I need to provide?
Some standard checklists for the main types of planning applications have been developed (see below) to assist you when making your application.
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Planning Permit Applications - what happens once it is lodged?
Applications are registered and given a number. An application is then allocated to a Planner. Applicants will receive a letter telling them the application number and the name of the Planner dealing with it.
Note: We are bound to accept all applications lodged. Accepting an application does not necessarily mean we are in support of the proposed development/use.
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Planning Permit Applications - what is a Site Analysis Plan?
A neighbourhood design site analysis is required to be submitted in support of any application for residential development that requires a planning permit. This document outlines the neighbourhood character of the area in which the development is proposed. More specifically, it provides details as to the location of dwellings and open space on immediately adjoining properties as well as the setback of immediately adjoining dwellings within the street.
This analysis should also include a review of the neighbourhood character of the area and detail how the development proposal complies with this.
Note: An adopted Neighbourhood Character Study has defined a preferred neighbourhood character for all residential areas throughout the City of Greater Geelong. Copies of the Neighbourhood Character Study are available from our Statutory Planning Section.
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Planning Permit Applications - where do I lodge one?
Planning Permits can be lodged by calling into any of our Customer Service Centres or by visiting our Statutory Planning office at 131 Myers Street Geelong between 8.00am and 5.00pm weekdays.
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Planning Permit Applications - who makes the decision?
The decision is made by Town Planners who have delegated authority from the Council. Delegation allows the Officer to consider and decide on applications where there are five (5) or less objections where approval of the permit is being recommended.
If there are six (6) or more objections to an application or if the Town Planner is recommending refusal of the application, then the decision needs to be made by either the Development Hearings Panel or the Planning Committee.
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Planning Permit Pre-Application Meeting - do I need one?
If you are unsure whether your application will meet the relevant ResCode requirements you can organise to have a pre-application meeting to give a Town Planner the opportunity to outline the relevant policies that need to be addressed, detail the nature of plans and other supporting documentation required as well as outline likely public notification requirements. Alternatively you can come into our Office at 131 Myers St and speak to a Town Planner at the counter.
If you feel you require a pre-application meeting please contact Statutory Planning Department on 5272 4456.
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Planning Permit Process - how can I be involved?
Anyone who may be affected by the granting of a permit may submit an objection to the Responsible Authority.
This must be:
- In writing;
- State the reasons for the objection;
- State how the objector would be affected by the granting of a permit.
The City has a standard objection form that you can fill out, but it is not essential that you use it. An objection may be lodged any time after the advertising period has commenced and before a decision is made on the application. If you lodge an objection, you have the right to apply for a review to the Victorian Civil and Administrative Tribunal (VCAT) if the City decides to grant a permit.
An objection is a public document and copies may be made available to other parties including the permit applicant, Councillors and VCAT.
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Section 173 Planning Agreement - what is it?
A Section 173 Agreement is a legal contract made between our organisation and another party or parties, under Section 173 of the Planning and Environment Act (1987).
A landowner is normally the other party to the Agreement, while in some cases a third party, such as a Referral Authority may also be involved.
An Agreement generally provides for someone to carry out, or not carry out, matters specified in the Agreement and should be used where a condition on a permit or Planning Scheme controls will not provide for the requirement to be fulfilled.
An Agreement may provide for:
- the prohibition, restriction or regulation of the use or development of the land
- the conditions subject to which the land may be used or developed for specified purposes
- any matter intended to achieve or advance the objectives of planning in Victoria or the objectives of the Planning Scheme or an amendment to the Planning Scheme, for which notice has been given
A Section 173 Agreement may be used, for example:
- to establish an Agreement for monetary contributions for road construction
- to prevent the further subdivision of land
- to provide for the provision of infrastructure
- to protect stands of native vegetation
- to provide for maintenance of a facility
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Section 173 Planning Agreement - when does it end?
An Agreement can end after a specified event or time period outlined in the Section 173 Agreement.
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Section 173 Planning Agreement - where is it registered?
A Section 173 Agreement is registered on the Title to the land. This ensures that all future owners are aware of the requirements and are bound by them.
An application to register the Agreement must be made to the Title Office, and should be accompanied by two copies of the signed Agreement.
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Soil testing - who can do this on my property?
Your designer or builder can assist you with possible contractors or you can check the Yellow Pages under Soil Testing and Investigation.
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