Navigating council for project approval: pathways, strategies, levers.
“So one thing that we do is a design consultation where we can workshop approval strategies with you and answer any questions. “
Understanding a Complex System
Getting a project approved by the council can often feel like navigating through a labyrinth. The process is intricate, with various pathways and strategies at your disposal. Understanding this complex system is not just about ticking boxes; it's about actively engaging with the council, using the right levers, and sometimes, knowing when to split your application, leave things out, cut your losses, and move forward. Here's how to streamline your journey through council approval.
Using the Right Approval Pathway
Choosing the correct approval pathway is crucial for the success of your project. In NSW, several pathways exist, ranging from full development applications to faster, more streamlined processes for low-impact improvements. There is an interplay between approval pathway and project scope. For example, marginally reducing the scope may take you from a full development application to a complying or exempt development. The question for one of our clients; does that improvement add enough value to the property to warrant the planning cost, risk, and time spent?
Active Engagement and Follow-Up During Determination
Once your application is lodged, we don’t sit back and wait for a response; we’re actively engaged in a dialogue with the council and reassess continually. Regular follow-ups and open lines of communication can help keep your project on the council's radar. Being quick in addressing any concerns or requests for information from the council planners sends a strong signal.
Communication Including Meeting Requests
Effective communication is key throughout the approval process. Requesting meetings with council planner, project leader, or the general manager can provide opportunities to discuss your project in detail, clarify any misunderstandings, and receive direct feedback. These interactions can be invaluable in building a positive relationship with the council and facilitating a smoother approval process. If we request a meeting and it seems that the planner is avoiding this, we escalate quickly - sure this may put the planner’s nose out of joint slightly - but we then make the meeting a really positive one.
Getting the Submission Right and Understanding Planning Requirements
To expedite your application, it’s essential to understand exactly what the council needs from you. Ensure that your submissions are clear, complete, and in compliance with the planning requirements make this process smoother - but there is a tipping point. It is simply impossible to predict every last thing council will request - so a balance is struck where you provide enough information that - just have a plan to mobilise quickly if the need arises.
Levers to Pull When Things Are Stuck
If your application doesn’t feel like it’s progressing and money months have passed, there are levers you can pull to get things moving again. The ultimate of these is an application to the land and environment court (LEC). The problem with submitting the application is not actually the cost, it's the fact that your entire submission is scrutinized at a higher level so again there is some knowledge and experience required to make good decisions. When time is of the essence, and it feels things are not moving then this might be a good option but it comes with downside risks.
Splitting the Application
In some cases, splitting your application into several applications can be a good strategic move. This approach can allow parts of your project to proceed while others are still under review, reducing overall delays or it can let the less controversial things go through a simpler system limiting the contentions. However, this strategy requires careful consideration and planning to ensure it aligns with your project objectives. It’s normally also more cost-effective to roll everything into one submission.
Conclusion
Navigating council approval requires patience, persistence, and a strategic approach. By understanding the system, engaging actively with the council, and using the right strategies and levers, you can significantly improve your project's chances of a smooth and successful approval process.
So one thing that we do is a design consultation where we can workshop approval strategies with you and answer any questions. Click here to book and learn more.
