Planning Ahead Before Lodging a Development Application
Explore how early concept plans can help identify potential planning issues, clarify development opportunities and support discussions before a development application is lodged.
Planning a development involves more than preparing drawings and submitting an application. Understanding the site, the relevant planning controls and the likely approval pathway early can help you make better-informed decisions before committing to a more detailed design or application.
Whether you are considering a subdivision, a new commercial use, an industrial development or a residential project, early planning can help reveal opportunities and potential constraints while there is still flexibility to adjust the proposal.
What is pre-lodgement planning?
Pre-lodgement planning refers to the work undertaken before a formal development application is submitted. It can include reviewing the planning scheme, researching the site, testing a concept layout and seeking advice about potential planning or technical issues.
Depending on the project and council, it may also involve a formal pre-lodgement meeting or enquiry with the relevant assessment authority. The availability, format, cost and scope of these services vary between councils.
Pre-lodgement planning is not a development approval. It is an opportunity to investigate the proposal, clarify requirements and identify matters that may need further consideration before an application is lodged.
Why plan before lodging a development application?
It can be tempting to move straight into detailed design or application preparation. However, unresolved planning issues can lead to redesign, additional investigations or delays later in the process.
Understand the planning controls
Review zoning, relevant planning scheme provisions, overlays and other controls that may influence the proposed development.
Identify site constraints
Investigate access, topography, easements, services, drainage and other conditions that could affect the concept.
Test development options
Explore possible layouts and approaches before committing to a detailed design that may need substantial changes.
Prepare for the application
Identify likely plans, supporting reports and specialist input that may be needed for the particular proposal.
What are concept plans?
Concept plans are preliminary drawings used to communicate an early development idea. They help illustrate how a proposal could fit on a site and provide a starting point for discussion and feasibility assessment.
Depending on the project, concept plans may show:
- Existing property boundaries and site features.
- Potential building locations and site layout.
- Possible lot boundaries for a subdivision.
- Vehicle access, circulation and parking areas.
- Approximate building footprints, dimensions or development areas.
- Potential access, servicing, drainage or landscaping considerations.
The level of detail should suit the stage of the project. A concept plan is not necessarily a final design or a complete development application plan package. Additional survey information, technical investigations and detailed drawings may be required as the proposal develops.
What should be checked before a pre-lodgement discussion?
Preparing a little background information can make early planning discussions more productive. The appropriate checks depend on the type of development and the location of the property.
1. Zoning and planning scheme requirements
Identify the property's zone and review the planning provisions relevant to the proposed use or development. Check whether a local plan, overlay or other provision may affect the site.
2. Property dimensions and site conditions
Review the site area, frontage, shape, slope and existing improvements. A current survey can be valuable where accurate boundaries, levels or structures are important to the concept.
3. Access and infrastructure
Consider how vehicles and pedestrians may access the site and whether water, sewer, stormwater, electricity and other infrastructure may need to be investigated.
4. Environmental and physical constraints
Check for relevant mapped hazards, vegetation, waterways, flooding, bushfire considerations, easements or other constraints that could influence the proposal.
5. The intended development outcome
Be clear about what you want to achieve. For example, the key questions for a subdivision may differ from those for a warehouse, commercial premises or residential development.
What happens during a council pre-lodgement meeting?
Where a council offers a pre-lodgement service, the process may provide an opportunity to discuss a proposed development with relevant council officers before submitting a formal application.
The format and scope of the service vary. Depending on the council and proposal, a discussion may cover matters such as:
- The proposed development and its relationship to the planning scheme.
- Potential planning issues or constraints that need further investigation.
- Information or reports that may be required for an application.
- Relevant technical considerations or referral matters.
- Questions about the likely assessment pathway.
A pre-lodgement discussion can help identify matters for further investigation, but it should not be treated as a guarantee that an application will be approved. The formal assessment process considers the lodged application, applicable requirements and relevant circumstances.
Are pre-lodgement meetings free?
Pre-lodgement services differ between local councils. Some councils offer particular enquiry or meeting options without a fee, while other services may attract a charge depending on the type of meeting or development.
For example, Brisbane City Council has offered paid pre-lodgement services, while Logan City Council and City of Moreton Bay have offered free options for certain pre-lodgement discussions. Availability, eligibility, service scope and fees can change, so check each council's current information before making arrangements.
How DA Plan can help before lodgement
Early planning support can help turn an initial development idea into a clearer concept that can be investigated against the relevant planning controls.
Depending on the project scope, DA Plan can assist with preparing development application plans and communicating the proposed development in a clear, structured format.
Early-stage planning work may help you:
- Clarify the development proposal and intended outcome.
- Present a preliminary site layout or concept for discussion.
- Identify planning matters that may require additional investigation.
- Prepare drawings that support discussions with council or other project consultants.
- Better understand what further information may be needed before lodging.
The appropriate scope depends on the project. Some sites may require additional planning advice, a survey, engineering input or specialist reports beyond the preparation of plans.
A practical process for planning ahead
- Define your development idea Identify what you want to achieve, the intended use and the key questions you need answered.
- Review the property and planning controls Check the available site information, zoning, relevant planning provisions and known constraints.
- Prepare an initial concept Develop a preliminary layout that communicates the proposal and helps identify matters for further review.
- Seek appropriate advice Where useful, discuss the concept with the relevant council and project consultants. Confirm the scope and cost of any formal pre-lodgement service.
- Confirm the application requirements Establish what plans, reports and supporting information are likely to be needed for the proposed application.
- Progress the application material Refine the proposal and prepare the appropriate documentation for the relevant assessment pathway.
Common mistakes to avoid
Starting detailed design before checking planning controls
Reviewing the planning context early can help identify requirements or constraints that may influence the design.
Assuming a pre-lodgement meeting guarantees approval
Pre-lodgement discussions can provide useful guidance, but they do not replace a formal assessment or guarantee a particular outcome.
Arriving without a clear concept or questions
Where a meeting is appropriate, having a clear development brief, available site information and specific questions can help focus the discussion.
Assuming every council follows the same process
Application requirements, pre-lodgement services, fees and timeframes can vary. Check the requirements for the council responsible for the property.
Frequently asked questions
Do I need a concept plan before speaking to council?
Requirements vary by council and service type. A concept plan can help communicate the proposal, but confirm what information is required before booking a meeting or submitting an enquiry.
Is pre-lodgement advice binding on council?
Do not assume that preliminary advice guarantees a future decision. The formal application is assessed under the applicable requirements and on the information available at the time.
Will pre-lodgement planning speed up my approval?
It may help identify issues earlier and improve preparation, but it cannot guarantee a shorter assessment timeframe or approval.
Can DA Plan prepare plans before I lodge?
DA Plan assists with development application plans. The appropriate plan package depends on the project, site information and requirements for the proposed application.
Should I speak to council or engage a consultant first?
This depends on the complexity of your proposal and what you need to establish. Reviewing the planning context and preparing clear questions or an initial concept can help make discussions more useful.
Make your next development decision with greater clarity
Taking time to investigate a site before lodging can help you better understand the planning context, identify questions early and prepare a more considered development proposal.
Whether you are exploring a subdivision, residential project, commercial proposal or industrial development, start by understanding the site and the requirements that may apply.
Planning a development?
Start with a clear understanding of your project and the plans you may need. Contact DA Plan to discuss your development application plan requirements and next steps.
