Planna prepares comprehensive Statement of Environmental Effects (SEE), Preliminary Planning Reports (PPR) and Town Planning Reports for council approval. Fast and reliable.
When is a Development Application (DA) Required?
In Benalla Rural City Council, the Benalla Rural City Planning Scheme sets when a planning permit is needed. Typical triggers include:
- New dwellings, townhouses or visitor accommodation in alpine/valley townships
- Site works in Bushfire Management, Significant Landscape or flood overlays
- Tourism and service‑sector use changes (cafés, clinics, short‑stay), typically with signage or liquor
- Subdivision or boundary realignment on township/rural living land
- Native vegetation removal for defendable space or access
- Creating or altering vehicle access to declared roads such as Midland Highway
Do not start works until the correct pathway is confirmed—retrospective approvals are limited and compliance action is possible.
Preliminary Planning Report
Our PPR tests your plans against the Benalla Rural City Planning Scheme, identifies the exact zone and overlay triggers, checks key Particular Provisions (car parking, signs, licensed premises, native vegetation, access to a Road Zone) and flags likely referrals (CFA and the floodplain manager). It also sets out risks, next steps and the likelihood of approval, including VicSmart eligibility for minor proposals where applicable.
Benalla Rural City Planning Scheme
This scheme is the statutory framework for land use and development. Your Planning Report should map the controls (MPS, PPF, zones and overlay schedules) and address decision guidelines. Locally common overlays include Bushfire Management Overlay (BMO) on foothills, Land Subject to Inundation Overlay (LSIO) along the Broken River and lake system, and Heritage Overlay (HO) in central Benalla. Focus points in Benalla Rural City Council include Broken River floodplain design levels, bushfire response on rural living edges and heritage streets around the town centre.
ResCode (Clause 54/55) and Apartments (Clause 58)
- Siting/height and materials suited to hillsides and valleys
- Defendable space, water supply and emergency access
- Permeability, deep soil and canopy trees for cooling and habitat
- Parking/vehicle access on sloping or constrained sites
What is
Planna is an Australian based team of expert town planners, leveraging an innovative approach to securing council approval. With our proven method, you can submit your Development Application in days, not weeks. Planna specialised in comprehensive Statement of Environmental Effects, and Preliminary Planning for council approval.
Same day report delivery
Money back guarantee on reports
A message from Planna
You're not alone,
We were frustrated with the standard town planning approach: waiting months for reports and spending thousands of dollars. Town Planners charging for admin when you only really need the core reports for a Development Application. Whether it’s a renovation, changing the use of your business, or a tricky development, you might be asking:
- Do I have to wait 6-12 weeks for a town planner?
- How do I meet all of the compliance requirements?
- How can I maximise my outcomes?
- How can I increase my chances of approval?
With our proven method, you can submit your Development Application in days, not weeks. And if council isn't happy with your Planna Report (unlikely), we will give you a full refund.
Sincerely,
Features
98% approval rate over 3000+ submissions
Free consult with registered Town Planner
Quality guarantee or money back
Compliant with all Acts, Regulations, SEPP, LEP, DCP, and NSW Councils
Proven Process
Claim your free consultation, or give us a call
We identify the best path to approval
Your reports are prepared by our in-house team of town planners and ex-council officers
Receive your finalised reports within 48 hours - ready for council submission, with quality guaranteed
Frequently asked questions
With Planna, you can get your Development Application package ready for submission within 24 hours; council assessment times vary.
Planna is on average 80% cheaper than traditional town planners, with the same outcome. Most firms will charge you thousands for admin, when you really only need the core deliverables.
With a 98% approval rate, we ensure your reports will meet all council requirements. If the council does request additional information, we can easily update this through the dashboard.
Our team of expert planners and ex council officers are on hand to provide support, justifications and report reviews throughout the process.
We used Planna for our renovation. It was cheaper and faster than traditional firms. Highly recommended for any project.
— Frances and John, Albury, NSW
Planna made our development process possible. Detailed reports and quick compliance checks avoided long waits and high costs. Great alternative for quick planning services.
— Michael and Lisa, Melbourne, VIC
