Introduction
Councils can fast-track your project or drain your cashflow—sometimes in the same week. In this episode we unpack how to navigate council planning schemes, relaxations, objections and the politics that so often dictate approval.
Learn practical tactics for pre-lodgement meetings, choosing the right town planner, negotiating setbacks and density, and budgeting for inevitable delays.
Whether you’re preparing your first DA or refining a multi-site play, the discussion lays out clear, experience-tested steps to keep your timeline—and interest costs—under control.
Episode Highlights
[00:21] Why every council’s planning scheme is different
[01:50] The birthday tip: ask before you buy (applies to DA submissions too)
[03:34] Town planners, architects and surveyors—getting the team sequence right
[06:48] From printed zoning books to online portals: tech that sped up due diligence
[09:15] What councils look for when a DA lands on the desk
[10:46] Density relaxations: spotting changes 18 months before they hit the code
[13:13] Rear-boundary setback wins and how to justify them
[15:45] The real cost of slow approvals—interest, holding costs and missed windows
[17:30] Fast-track programs (CDC, RISK-SMART, SEALSMART) explained
[20:27] Objectors vs. planning law: when to push back and when to listen
[22:40] Political interference: mayors, media and election-season grandstanding
[25:55] Maternity leave surprises—what happens when your file sits idle
[28:18] Identifying anti-development councils before you buy
[30:42] Traits of a town planner who will fight (not fold)
[33:26] Negotiation mindset: professional, persistent, evidence-based
[38:29] Long settlements as an insurance policy against council delays
[40:10] Upcoming masterclass and three-day workshop invitations
Book a clarity call
Curious about making money as a property developer?
We’ll explain exactly what’s involved and help you choose if this is the right path for you.
Episode In Brief
Episode 209 dives into the realities of “working with council”—the good, the bad and the occasionally absurd.
Hilary: Welcome to Episode 209—Councils: the good, the bad, the ugly. Today we’re talking design, approvals, delays and negotiation.
Bob: Grab a coffee; you’ll learn why a slow DA can cost more than the land itself.
Planning Schemes & Early Strategy
Hilary: Each council runs its own planning scheme. You must know the zoning, density and height limits before you spend a cent.
Bob: Print copies were door-stoppers in the ‘80s. Today you click a map, but the rules—and fines—are the same.
DA Submission Workflow
Bob: Survey first, then architect, then town planner. Package it all and lodge. A solid pre-lodgement meeting can slice weeks off the process.
Hilary: Councils need order; you need speed. A well-timed pre-lodgement keeps both parties satisfied.
Relaxations & Variations
Bob: Councils sometimes “soften” rules ahead of a new scheme—think lifting GFA from 60 % to 70 %. Spot the shift early and you gain sellable floor space.
Hilary: Privacy setbacks are negotiable too. We pulled a rear boundary from six to four metres because the neighbour’s wall had no windows.
Time & Politics
Bob: Time is money. Some councils bring in private certifiers; others bog down. Victoria can run notoriously slow.
Hilary: Objections without planning grounds should be ignored, yet politics often inflates them—especially near elections.
Human Factors
Bob: Files stall when assessors go on leave. One DA sat untouched until we chased the replacement officer.
Hilary: Personality matters. A planner who despises “developers” can drag the chain. Pick consultants who already know the internal players.
Negotiation Tactics
Bob: Conform where it counts; fight only when evidence is on your side. A planner willing to argue calmly is worth their fee.
Hilary: Keep communication professional. Council officers respond better to data than to confrontation.
Real-World Lessons from Bob & Hilary
Allow for approval delays in every feasibility—interest rarely goes down.
Use pre-lodgement meetings to reveal hidden sticking points early.
Long land settlements or option agreements hedge against council lag.
A local planner with council rapport can trim months and plenty of stress.
Final Thoughts
Councils shape the pace and profit of every development. Build extra time into your numbers, assemble a consultant team that knows the local rules and keep the conversation evidence-based.
Your actionable next step: schedule a pre-lodgement meeting for your current site—even a one-hour session can uncover savings that dwarf the fee.