A planning permit is issued by the local council authority whereas a building permit is typically issued by an independent building surveyor/certifier. An easy way to understand the difference is outlined below. 

Council reviews planning permit applications based on how your proposed works will affect others.  Consideration is given to how those who reside and work in the area will be affected. The impact your property may have on the adjoining neighbours and the local neighbourhood is given key consideration. Therefore, this will explain the typical issues council may raise relating to your application for a planning permit.   

Council will consider the number of additional on-site car parks and review the potential impact on street parking. Also considered is the type of business, number of practitioners and hours of operation.  Furthermore, council will also assess the potential for additional noise and activity in the street and surrounding neighbourhoods if your property application is accepted. Your property may be eligible to be fast-tracked if the correct procedures are followed when making an application. This is typically only the case for very minor types of permits (e.g. fencing)  

Scroll down to see what a building surveyor will assess.

Council planning requirements can be a headache if you don’t know what you are doing. There are many pitfalls and traps to fall into. There are many differences between councils, not to mention differences between planners within the same council! Leave it to the experts.  

Doctors can depend on RWS to be their agent in dealing with council throughout the planning permit process, from pre-application meetings with the council planner through to council issue of permit and council endorsement of the drawings package. We assist our doctors with preparing and collating all drawings and documents required for making the planning permit application. 

When the planning permit stage is underway, concurrently, the architectural design drawings and discussions around interior design begins.   

A building surveyor / certifier reviews building permit applications based on how the proposed works will affect the building’s occupants. That is, whether the proposed works are in compliance with the relevant building regulations in each state. Typical issues relating to building permits are the provision for disabled accessibility to and within the building. Also, safety and amenity items such as fire proofing and fire escape routes for occupants and the ventilation within the building will be reviewed. 

Depending on the situation and proposed scope works, your medical rooms may require: 

• No permits – where only minor interior and maintenance works are required. 
• A planning permit only – where only minor exterior works (signage, exterior painting), are proposed. 
• A building permit only – interior fit out works only. 
• Both a planning and building permit – required for a full interior fit out with an extension to the building. 

RWS will navigate the entire process for you. We work with the council and the building surveyor on your behalf. Our experience often leads to dispensations being granted making the permit process faster and more economical. 

We assist our doctors with providing the working drawings and documentation of the proposed works for obtaining the building permit. 

RWS has close working relationships with various building surveyors. From the very early stages of feasibility and concept design through to design development, we work closely with the building surveyor to achieve compliant solutions for the proposed works. 

We work closely with builders to arrange costing estimates for each stage of the project (from feasibility through to project tender). 

Two of the most common scenarios for our doctors are that they would like to, either: 

• Turn a residential house / dwelling into a medical clinic. 
• Turn a shop front into a medical facility. 

This is called a ‘change of use’ and will typically require both planning and building permits.  

Be aware that a permit will need to be ‘kept active.’ This means if a medical centre has not conducted business as medical facility for a period of typically two years, council may require you to reapply for a planning permit.

Also be aware that once your planning permit is granted typically building works must commence within two years and be completed within four years. 

Regarding your building permit, in most cases once the permit is granted works must commence within 12 months and be completed within three years. 

RWS (Rooms with Style) will alert you to these timeframes as your project progresses. 

Typically, council will calculate on-site car parking requirements in one of two ways:

1.    By the number of doctors / persons providing health services on the premises at any one time.
This calculation method tends to be for properties that are located in a more suburban context – where the overall property sizes are larger and may reasonably be able to accommodate more on-site car parking spaces and where access to public transport may be more limited.

2.    By floor area (typically either gross floor area, or gross lettable area), of the tenancy.
This calculation method is more typical for properties located in an inner-city context – where there may be easier access to public transport and where the overall property size may not be large enough to accommodate sufficient on-site car parking.

A common scenario is that based on council’s planning scheme applicable, the on-site car parking requirements are initially onerous. Together with the traffic consultants that we work with, we can provide assistance in:

• Reviewing layouts that maximise the amount of car parking achievable on-site.
• Submitting the required traffic reports to support applications to council for achieving a reduction in the car parking requirements.

With most councils there are specific requirements for erecting a business identification sign on the premises. At RWS (Rooms with Style) we typically incorporate signage into the planning permit submission. This is because the planning permit application may have an impact on the signage permit granted (eg in the case where a heritage overlay is in place).   

Councils typically will want to know details regarding signage colour, finish, size, how it will be fixed / erected, and whether it will be illuminated. It is always much better to review signage early in the process and be coordinated with the overall design of the medical clinic.  

RWS will graphically design your signage requirements, ready to present to council. 

At each stage of the project, there are usually specialist consultants that are required. These consultants are required by the planning and building permit authorities. For example, your project may require a land surveyor at the feasibility stage to provide: 

• Features and levels survey 
• Title re-establishment survey 
• Neighbourhood survey 

Also, a traffic consultant may be required by council at planning permit stage to provide a: 

• Car parking layout and swept path assessment 
• Car parking reduction report 

Furthermore, an accessibility consultant may be required at the building permit stage to provide information regarding stairs, ramps and door clearances for disabled access. 

Each property is different and council will advise what is required for your site.

RWS have close working relationships with specialist consultants who provide all these requirements for your project, ensuring this co-ordination is turn-key.