If you’re building a new home, adding townhouses or renovating, you’ll hear about two different permits. They’re often confused, but they answer different questions and come from different people.

What is a planning permit?

A planning permit is about land use and development: whether you can build what you want on that piece of land, and how it fits in with the neighbourhood. It’s issued by your local council under the planning scheme for your area.

Whether you need one depends on your property’s zone and any overlays, such as heritage, vegetation or flooding. You can see these in a free planning property report from the Victorian Government’s VicPlan service. In most residential zones, building more than one home on a lot, such as townhouses or units, needs a planning permit. Planning Victoria’s guide to planning permits has the detail.

What is a building permit?

A building permit is about how the work is built: structure, fire safety, health and compliance with the building regulations and the National Construction Code. According to the Building and Plumbing Commission, a building permit is a written approval by a private or municipal building surveyor, and all building work needs one unless an exemption applies.

During the build, the builder must notify the building surveyor at set stages, and the surveyor (or an inspector acting for them) carries out the mandatory inspections, for example before the slab is poured and at frame stage. The BPC’s practice note explains the stages.

Which comes first?

If your project needs a planning permit, that comes first. The BPC states that a building permit cannot be issued until any required planning permit has been obtained.

  1. Check your zone and overlays.
  2. Apply for a planning permit if one is needed.
  3. Prepare construction drawings and engineering.
  4. Get the building permit from a building surveyor.
  5. Build, with mandatory inspections along the way.

Common examples

  • Townhouses or units on one lot: usually both a planning permit and a building permit. Since March 2025, the Townhouse and Low-Rise Code means applications that meet all its standards get a faster decision and can’t be appealed by objectors. A permit is still needed.
  • A single new house: always a building permit. A planning permit depends on your zone and overlays.
  • A garage, carport or large shed (Class 10a): usually a building permit. Some small sheds are exempt, and overlays may also require a planning permit.
  • Bathroom or kitchen renovation without structural changes: often no building permit, but plumbing and electrical work must be done by licensed trades.
  • Removing a load-bearing wall: usually a building permit, with an engineer’s design.
  • External changes in a heritage overlay: may need a planning permit, even for work that seems minor.

Rules change and every property is different, so always confirm with your council and a building surveyor before you start. We’re happy to talk through your project and who to ask.