Quick Answer

Sheds under 10 sqm, small pergolas, and deck repairs may not need council approval in Victoria. Larger structures (>10 sqm), pool fences, carports, major renovations, and anything visible from the street almost always require a Building Permit or Planning Permit. Check with your local council before starting—fines for unpermitted work can exceed $5,000.

Council Approval Requirements by Structure

Structure Size/Detail Permit Required? Approx Cost
Shed Under 10 sqm, not on stumps Check council; usually no $0–$100
Shed 10–50 sqm or elevated Building Permit $300–$1,500
Carport Any size Building Permit + Planning $500–$2,500
Deck Under 1 metre high, <30 sqm Usually no $0
Deck 1+ metre high or >30 sqm Building Permit $400–$1,500
Fence Front fence >1.2m or side/rear >1.8m Planning Permit (some councils) $200–$800
Pergola Open-sided, <30 sqm Usually no $0
Pergola Enclosed or >30 sqm Building Permit $400–$1,500
Pool fence Any residential pool Building Permit $200–$600
Driveway Concrete or asphalt Planning Permit (check council) $150–$600

Victorian Building Authority Rules

In Victoria, the Victorian Building Authority (VBA) oversees Building Permits. The Department of Jobs, Precincts and Regions manages Planning Permits. Most homeowners in SE Melbourne suburbs (Dandenong, Berwick, Narre Warren, Pakenham, Cranbourne, Officer, Frankston, Mornington) will interact with their local council first.

Building Permit vs Planning Permit

Building Permit: Required when adding any structure that affects building safety, fire exits, drainage, or structural integrity. Covers sheds >10 sqm, decks >1m high, carports, pool fences, major renovations. Cost: $300–$2,500. Processing time: 5–14 days.

Planning Permit: Required when a structure affects the streetscape, local character, or neighbour amenity. Covers new carports, large sheds, raised decks visible from street, front fences above height limits, driveway extensions. Cost: $200–$800. Processing time: 20–30 days.

Many structures need both permits.

Step-by-Step Council Approval Process

1. Check Your Local Council Requirements Online

Each Melbourne council has slightly different rules. Visit your council website and search “building permit” or “planning permit”. Dandenong City Council, Greater Dandenong, Cardinia Shire, Frankston City, and Mornington Peninsula Shire all have online permit guides.

A laptop showing a council website with building permit and planning permit application forms.
Start by checking your local council website for specific permit requirements — requirements vary by suburb.

2. Obtain Detailed Plans or Drawings

For structures >10 sqm or complex designs, you’ll need scaled drawings. Basic sheds and decks may need only rough sketches. A registered architect or designer charges $300–$800 for drawings. DIY drawings are acceptable if they’re legible and to scale.

Architectural drawings of a carport with dimensions and materials clearly labeled on a desk with a r
Council requires clear, scaled drawings showing dimensions, materials, and setback distances from property boundaries.

3. Prepare Your Application

Most councils use online portals. You’ll need: property details, owner/occupant information, detailed plans, site plan showing setbacks and proximity to neighbours, specifications (materials, colours, height). Processing time: 20–40 days.

A printed building permit application form with handwritten notes and attached photos of the propert
Complete applications include property maps, drawings, and material specifications — incomplete forms cause delays.

4. Submit and Pay Fees

Submit via council online portal or in person. Fees are non-refundable. Expect $300–$2,500 depending on structure complexity. Payment typically required before processing begins.

A council office counter with a staff member handing over a receipt for a submitted permit applicati
Submit applications and fees online or in person — councils process applications in order, so early submission matters.

5. Respond to Council Requests for More Information

Council may request clarifications or modifications. Respond within the timeframe given (usually 10 days). Failure to respond causes the application to lapse.

An email from council listing four clarification questions about a fence height and setback distance
Councils often request clarifications — respond promptly to avoid delays or application rejection.

6. Receive Approval or Rejection

Approval is issued as a Building Permit or Planning Permit certificate. Keep this with you during construction—inspectors may request it. Rejection requires resubmission with modifications.

An official Building Permit certificate from a Victorian council, showing approval number and condit
Keep your permit on-site during construction — inspectors may request proof of approval.

Common Reasons for Permit Rejection

Safety warning: Building unpermitted structures can result in $5,000+ fines, removal orders at your cost, and exclusion from home insurance claims. Never skip the permit process to save time.
  • Structure exceeds setback requirements (usually 1–2 metres from property line for side/rear, 5–10 metres from street for front)
  • Height limits violated (front fences max 1.2m, side/rear max 1.8m in most suburbs)
  • Inadequate drainage or runoff management
  • Encroachment on council land or easements
  • Neighbour objection to Planning Permit (requires council negotiation)
  • Structural design fails building code safety checks

When Do You NOT Need a Permit?

  1. Small sheds: <10 sqm, on ground (not elevated), built to Australian Standard AS/NZS 1576 for sheds
  2. Pergolas: Open-sided (at least 50% open), <30 sqm, not enclosed
  3. Decks: Under 1 metre high, under 30 sqm, not elevated or on stumps
  4. Garden structures: Trellises, veggie patches, raised garden beds under 0.5m high
  5. Painting, minor repairs: Repainting, replacing boards or roofing with same materials (if not visible from street)
  6. Some fence repairs: Replacing palings on existing fence of same height and style

    7. Tips & Gotchas

    1. Check before you start: Do NOT begin construction before getting written approval. Unpermitted work can trigger removal orders and fines exceeding the construction cost.
    2. Setbacks matter: Measure distances from your property boundary carefully. VBA allows only 50mm tolerance. A shed 1.2 metres from the line when it should be 1.5 metres will be rejected.
    3. Heights are strict: A fence 1.3m when the limit is 1.2m will be rejected. No exceptions for “just a little over”.
    4. Neighbour concerns: If a neighbour objects to your Planning Permit application, council may require mediation or modifications. Budget extra time.
    5. Heritage overlays: Some suburbs (parts of Dandenong, Frankston, Mornington) have heritage protections. Extra review required; can add 2–4 weeks to processing.
    6. Easements: Check if power, water, or sewer easements cross your property. Structures can’t be built over them.
    7. Safety warning: Some councils require independent inspections mid-construction and at completion. Schedule these in advance.
    8. DIY drawings: Acceptable for simple structures like basic sheds or pergolas. Complex carports or decks >2 metres high need professional drawings.
    9. Council fees are non-refundable: Even if your application is rejected, you don’t get your fee back. Resubmission requires a new fee.
    10. Keep records: Save all permit documents, inspection reports, and correspondence. You’ll need these if you sell the property.

    Frequently Asked Questions

    What happens if I build without a permit?

    Council inspectors can issue a $5,000+ fine, require removal of the structure at your cost (often $2,000–$10,000), and exclude the work from home insurance claims. Unpermitted work can also affect property sale value.

    Can I get a retrospective permit after building?

    Yes, most councils allow retrospective applications. You submit photos and details of the completed structure. If it complies with codes, approval is granted. Cost is the same as a prospective permit.

    How long does a permit take to process?

    Simple Building Permits: 5–14 days. Complex structures or those requiring Planning Permits: 20–40 days. Neighbour objections add 2–4 weeks. Heritage overlays add 1–2 weeks.

    Do I need a permit for a garden shed under 10 sqm?

    Usually no, if it’s on ground level and meets Australian Standard AS/NZS 1576. Check your council’s specific rules—Greater Dandenong and Frankston City have slightly different thresholds.

    What if my neighbour objects to my fence?

    If it complies with height and setback rules, council approves it regardless. If your neighbour claims it affects their amenity or view, council may require mediation or a design modification. This adds 2–4 weeks.

    Can I build a carport without a Planning Permit?

    No. Carports require both Building and Planning Permits in Victoria. They’re considered structures that affect streetscape character, so Planning approval is mandatory. Budget $500–$2,500 total and 30–40 days for approval.

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