Navigating the complexities of local development can be overwhelming, especially when planning frameworks shift from council to council. I’ve worked on projects where the smallest detail — from a missed boundary offset to an unassessed vegetation overlay — caused months of delay. Mistakes in this space are easy to make, but costly to fix.

For clients like developers, architects, and homeowners, town planning services provide structure and clarity. These services include feasibility studies, planning assessments, VCAT representation, and expert advice on local and state policies. Even with this professional guidance, though, many projects still run into common oversights — especially early in the design phase.

In this blog, we’ll explore some of the recurring pitfalls in town planning and what to consider to keep your project compliant, efficient, and on course.

Overlooking council-specific planning controls

Many people assume that what worked in one LGA will work in another. Unfortunately, that’s rarely true. Each council interprets zoning policy through its own Local Environmental Plan (LEP) and Development Control Plan (DCP), with overlays and guidelines that can vary even between adjacent suburbs.

I once worked on a small multi-dwelling build in Western Sydney where the site sat within a flood-prone overlay — something not flagged on the initial Section 10.7 certificate. The team hadn’t checked additional GIS layers, and by the time council flagged it, the structural plans had to be redrawn.

Avoid this by:

  • Reviewing all overlays, not just zoning
  • Checking the council’s strategic planning documents
  • Consulting early with a planner who knows the local DCP

Failing to consult before lodging

Pre-lodgement consultations are optional — and often ignored. But they’re one of the most efficient ways to avoid having your DA refused or stalled. In many LGAs, town planners offer pre-DA meetings that give preliminary feedback and flag concerns that might otherwise appear during assessment.

On one project, a childcare centre was nearly refused due to traffic flow issues. But because we attended a pre-DA consult, we were able to adjust the layout early, without going through a full redesign.

Use pre-lodgement meetings to:

  • Test council expectations before you commit to full design
  • Raise any potential variations and negotiate early
  • Understand likely report requirements (traffic, acoustic, arborist, etc.)

Misjudging regulatory timeframes and processes

One of the most misunderstood parts of planning is how long it can actually take. Even if a DA technically complies with planning laws, community objections, referral bodies, or inadequate documentation can extend timeframes well beyond expectations. This often occurs when applicants don’t understand the flow of council assessment, especially in jurisdictions like New South Wales.

The planning permits NSW page explains how development types are categorised (exempt, complying, local, regional) and how councils assess each based on impact. This breakdown is essential to navigating timelines.

When lodging a DA, consider:

  • Whether your proposal might trigger neighbour objections
  • If the site has heritage or environmental referrals
  • How clearly your reports support your application

Ignoring the full development approval process

Sometimes the mistake isn’t in the design — it’s in assuming planning stops with council consent. In reality, approval is often multi-staged: planning, building, compliance, occupation. And depending on your proposal, even council consent might be only one part of a wider process involving utility approvals, easements, or public land agreements.

Understanding the full development approval process helps align your timelines with reality.

In particular, it’s useful to:

  • Know whether your DA will require a Construction Certificate (CC) or Complying Development Certificate (CDC)
  • Confirm if any Planning Agreements (VPA) or conditions of consent require off-site works
  • Work backwards from your intended occupation date and budget enough time

Misaligning with long-term land use strategies

Even when your project complies with all controls, it may still hit resistance if it runs counter to broader planning goals. Councils are guided by long-term strategic frameworks like Local Strategic Planning Statements (LSPS), Housing Strategies, or State Environmental Planning Policies (SEPPs).

Meliora’s team often works with strategic planners and provides expert witness services in forums like VCAT, which means understanding how projects align with or diverge from long-term land use directions is part of the due diligence.

Reading up on land use planning strategies helps position your project within these long-range goals.

Keep in mind:

  • Projects aligned with growth corridors usually face less resistance
  • Understanding infrastructure sequencing can influence your staging
  • Referencing strategy documents in your DA can demonstrate thoughtfulness

Making assumptions about neighbour responses

Most councils advertise DAs and invite submissions. While this is intended to give the community a voice, it can sometimes escalate into opposition that delays or modifies your project.

Don’t assume that because something is technically compliant, it will go unchallenged. Residents may object to height, overshadowing, traffic, or privacy — even if your plans meet code.

You can mitigate this by:

  • Hosting informal community information sessions
  • Providing clear, plain-English summaries of your proposal
  • Ensuring your design addresses key amenity concerns (e.g. window placement, setbacks)

Relying on the wrong professionals

While architects, engineers, and builders are critical to delivery, don’t overlook the role of a planner in shaping the early stages. A planner doesn’t just translate controls — they help tell the story of your proposal in a way councils understand.

Meliora’s planning consultants, for example, bring insights from all sides of the table — from policy formation to tribunal experience. This allows them to prepare and coordinate robust Statements of Environmental Effects (SEEs), manage objections, and steer complex applications through uncertain territory.

If in doubt, work with a planner who:

  • Knows the quirks of your local council
  • Can coordinate supporting consultants
  • Provides written justification that supports every element of your plan

Final thoughts

Mistakes in town planning don’t always come from negligence — often, they stem from limited visibility. Policy language can be technical, layered, and occasionally contradictory. That’s why proactive research, local context, and expert support matter.

To avoid setbacks, don’t assume one council works like another. Engage early and consult often to ensure you're aligned with local expectations. And always treat planning like a process, not a formality, to reduce the risk of surprises along the way.

While no project is immune to bumps in the road, most issues can be avoided with early planning, realistic expectations, and an understanding of how your proposal fits into both the local context and the broader strategic picture.