I still remember the first time I decided to extend my Melbourne home. I was full of Pinterest boards, grand ideas, and coffee-fuelled optimism… right up until someone asked, “Have you got your permits sorted?” Cue the record scratch. Like many homeowners, I had no idea what the difference was between planning permission and a building permit, or which one I actually needed. If you’re about to dive into your own house extension adventure, this guide will clear it up—without the jargon, without the stress, and with plenty of practical advice from real Melbourne experience.

Overview: Why Permits Matter for Melbourne Extensions

Before you so much as sketch a floor plan, it’s worth understanding that Melbourne’s building rules exist for a reason. Permits aren’t there just to slow you down—they ensure your extension is safe, structurally sound, and fits within local zoning and neighbourhood character guidelines. Skipping or misunderstanding the process can lead to major headaches later, including stop-work orders, fines, or even having to tear down unapproved structures.

So, let’s decode it: planning permission is about what you’re allowed to build, while a building permit is about how you build it.

Planning Permission vs Building Permit — What’s the Difference?

This is the single most confusing part for homeowners. Here’s a simple breakdown:

• Planning Permission (Planning Permit) — Issued by your local council. It assesses whether your proposed extension aligns with zoning laws, overlays, and neighbourhood character. It’s about design, scale, and impact.
• Building Permit — Issued by a registered building surveyor. It ensures the construction complies with the Victorian Building Regulations, including safety, structure, energy efficiency, and accessibility. It’s about technical compliance and construction safety.

Think of it like this: planning permission asks, “Can you build it here?” The building permit asks, “Can you build it safely?”

When You Need Planning Permission

Not every home extension in Melbourne needs planning permission, but if your property triggers certain overlays or zoning restrictions, you’ll need one. Common scenarios include:

• Your property has a Heritage Overlay (very common in inner suburbs like Fitzroy, Kew, or Carlton).
• You’re building near a boundary or want to vary standard setback distances.
• You’re adding a second storey that could affect neighbours’ privacy or overshadowing.
• Your property is in a Neighbourhood Residential Zone (NRZ) or General Residential Zone (GRZ) with height and footprint limits.
• You’re increasing site coverage beyond what your council allows.
• The design changes the front façade of a heritage or character home.

If you’re not sure whether your property needs a planning permit, check your zoning at VicPlan or call your local council’s planning department. It’s always cheaper to ask first than to fix later!

When You Only Need a Building Permit

If your extension complies with all zoning and overlay requirements, you may skip planning and go straight to a building permit. In these cases, your building surveyor checks that your plans meet structural and safety standards under the Building Act 1993 (Vic).

Typical examples include:

• Single-storey rear extensions within existing setback limits.
• Internal renovations that don’t alter structural walls or façades.
• Garage or alfresco extensions that comply with coverage and boundary rules.
• Updating finishes, windows, or roofs without changing the external footprint.

Even if planning permission isn’t needed, a building permit is almost always mandatory for any structural work. You’ll need detailed drawings from a registered building designer or draftsperson, plus engineering if you’re changing the structure.

When You Need Both

In many Melbourne extensions, you’ll need both permits. This is especially true for period homes, dual-storey additions, or properties under heritage or environmental overlays.

The process works like this:

1. Apply for planning permission first through your council.
2. Once approved, take those endorsed plans to your building surveyor to obtain a building permit.

Skipping the sequence can delay your build, as the building permit can’t legally be issued until planning approval is granted.

The Application Process Step-by-Step

1. Engage a Designer or Architect

Your designer prepares concept drawings that comply with council requirements and the Victorian Building Code.

2. Check Zoning and Overlays

Use VicPlan to confirm if your property is in a heritage, flood, vegetation, or special building overlay. Each one can trigger a planning permit.

3. Submit Planning Application (If Required)

Your application includes:

• Site plan and elevations
• Neighbourhood and streetscape context
• Shadow diagrams and privacy reports
• Written justification under Clause 54/55 of the Victorian Planning Scheme

The council may advertise the application to your neighbours for 14 days before issuing a decision.

4. Obtain Building Permit

Once planning approval is received (or confirmed unnecessary), submit final construction drawings and engineering documentation to a private or municipal building surveyor. They assess the design’s compliance and issue your permit.

5. Construction

Work can only begin once the building permit is issued. During construction, your surveyor conducts inspections at key stages (slab, frame, waterproofing, and final completion).

Timelines and Typical Costs

• Planning Permit: 6–12 weeks (or more if objections arise)
• Building Permit: 1–3 weeks after documentation is complete
• Combined timeframe: 2–4 months before construction begins

Estimated costs:

• Planning permit application: $1,200 – $2,500
• Heritage or arborist reports (if needed): $1,000 – $3,000
• Building permit: $1,000 – $2,000 depending on project size

While these may sound like extra hurdles, the right permits protect your investment and keep insurers happy if anything goes wrong during construction.

Tips for Dealing with Melbourne Councils

• Be proactive: Request pre-application advice—it saves weeks later.
• Speak their language: Councils respond better to detailed, compliant drawings than vague “concepts.”
• Expect delays: Council planners juggle hundreds of applications. Follow up politely, not daily.
• Hire experienced professionals: A designer familiar with your council (e.g., Yarra, Stonnington, Boroondara) can fast-track the process.
• Keep neighbours informed: Most objections come from surprise rather than substance. A friendly chat goes a long way.

Common Mistakes to Avoid

• Assuming you don’t need permits: Even “small” extensions can require one.
• Submitting incomplete applications: Missing documents cause automatic delays.
• Starting work early: Councils can issue stop-work orders and hefty fines.
• Not reading permit conditions: You must comply with all endorsed plans and notes.
• Ignoring heritage overlays: Even rear extensions can trigger assessment.
• Using unregistered draftspeople or builders: Only registered professionals can legally prepare permit-ready documentation.

FAQ: Permit Questions Homeowners Ask

Can I apply for both permits at once?

No, you must get planning approval first (if required) before a building permit can be issued.

What happens if my planning application is rejected?

You can amend your design or appeal to VCAT. Often, minor design changes satisfy council concerns.

Who applies for the building permit — me or my builder?

Either, but it must be clearly stated in your domestic building contract. Most homeowners appoint the builder to handle it.

What’s a “registered building surveyor”?

They’re independent professionals (private or council-based) who issue permits and conduct inspections to ensure safety compliance.

Do I need a permit for decks or pergolas?

Yes, in most cases—especially if attached to the house or over a certain height or size threshold.

Final Thoughts & Next Steps

When it comes to house extensions in Melbourne, navigating planning permission and building permits doesn’t have to be daunting. The golden rule? Planning permission = design approval; building permit = construction approval. Many homeowners need both, and the smartest move is to work with professionals who understand your council’s quirks.

Whether you’re extending up, out, or around, clear communication, complete documentation, and realistic timelines are your best friends. Don’t cut corners—get it right the first time.

For expert guidance and permit-ready design support, reach out to the team at All Home Renos. They’ve helped countless Melbourne homeowners plan, design, and build extensions that tick all the council boxes—without the stress.