Town planning rules: A simple guide for first time developers

Why town planning feels complicated

If you are stepping into property development for the first time, town planning can feel like a maze. Every council has its own rules, every site has its own constraints, and every project, no matter how small, needs to fit within a framework that protects neighbours, streetscapes, traffic flow, environmental values, and general amenity.

The good news is that once you understand the basics of council rules and site planning, the process becomes far less mysterious and far less stressful. As a town planner, I often tell first time developers that most delays and cost blowouts do not come from big issues, but from missing information, overlooked controls, or unrealistic assumptions early in the project.

Understanding what your site allows

Before you sketch anything, you need to know what your site is actually allowed to accommodate. Council rules are not one size fits all. They vary depending on zoning, overlays, heritage controls, hazard areas, and even the nature of the street itself.

Zoning determines whether the land can be used for housing, commercial activities, or mixed use development. Overlays and special controls might limit building heights, impose flood or bushfire constraints, or protect heritage elements. Setbacks, site coverage, and parking requirements define where you can build and how much of the site can be developed. Even seemingly minor design rules, like neighbourhood character guidelines, can influence the look and feel of your project. Understanding these controls upfront is where a town planner or tools like Planna can save you a lot of headaches.

Site planning fundamentals

Once you know what your site allows, the next step is site planning. First time developers often jump straight to a building concept, but councils assess the site layout long before they consider finishes or aesthetics.

A well considered site plan will take into account vehicle access and turning paths, private open space, landscaping opportunities, waste management, and how your design responds to neighbouring properties. If these fundamentals are not resolved early, you risk multiple rounds of redesign, which is one of the biggest causes of delays in planning approvals. Planna can be a real help here, running quick low risk checks on your site so you know early whether your concept is feasible without committing to expensive drawings. For smaller projects, these upfront checks prevent weeks of back and forth and reduce the stress of guesswork.

Considering the broader context

It is also important to remember that councils evaluate more than just your lot. They look at how your proposal fits into the surrounding streetscape and community. Traffic and parking impacts, overshadowing, overlooking, stormwater behaviour, and heritage sensitivity are all part of the assessment.

First time developers often focus on yield or layout, but council priorities are about public amenity. Understanding this perspective makes the planning process far more predictable and less intimidating.

Common mistakes to avoid

Common mistakes that slow down approvals usually revolve around incomplete or poor quality plans, ignoring local variations, underestimating parking or traffic requirements, or changing the design late in the process. Most of these problems are avoidable if the feasibility work is done properly at the start.

How Planna helps

That is where Planna can make a big difference. You do not always need a full planning consultancy from day one, but you do need clarity. Planna provides fast reliable checks of council rules, helps identify low risk issues before they become costly, and supports better site planning decisions. It also gives you a way to communicate clearly with your designers and consultants, ensuring everyone is aligned on what is feasible. And because it is affordable, it is perfect for smaller projects where budget constraints matter.

Moving forward with confidence

Town planning does not need to be intimidating. Once you understand zoning, overlays, site planning requirements, and contextual impacts, the path forward is much clearer. With the right early checks in place, you can avoid redesigns, delays, and surprises.

Whether you are building your first dual occupancy development, renovating with a change in footprint, or exploring a small infill project, getting the planning fundamentals right from the start is the simplest way to keep your project on track.

‍