Planning and Permits

The Victorian Planning Permit Process

The use and development of land in Victoria is regulated by your local planning scheme.

Some land has overlays, which are area-specific controls. The overlays we work with most often are the ones that trigger tree or bushfire assessments — such as an Environmental Significance Overlay, Vegetation Protection Overlay, Significant Landscape Overlay, or Bushfire Management Overlay. There are also state-wide provisions, such as Clause 52.17 Native Vegetation, which regulates removal of native vegetation across Victoria.

Together, overlays and state-wide provisions determine what reports are needed for permit approval. The path to a permit can involve many steps (see figure below).

At Baxter Ecology, we guide you through Council's tree protection, native vegetation, and bushfire permit requirements — from design through to construction. We prepare the reports you need and help you achieve planning approval at any stage of your project. By covering all three together, we simplify your reporting and streamline the approval process. We can step into your project at any stage, though the earlier we are involved, the smoother the process.

Hover any stage to learn more and click to see how we can help!
Victorian planning permit process flowchart — arborist, native vegetation and BAL reports — Baxter Ecology & Associates Interactive sketch-style flowchart of the Victorian planning permit pathway from site survey through arborist reports, ecology and offset reports, Bushfire Management Statements, council submission, building permit and construction. Arborist and ecology reports shown in green, bushfire and BAL assessments in orange, tree protection plans in blue, permit milestones in purple, standard stages in cream. Arborist reports Bushfire assessments Ecology reports Permit milestones Site survey Preliminary Tree Assessment Draft designs Arboricultural Impact Assessment Tree protection report Ecology & Offset Report Native vegetation assessment Bushfire Management Statement & Plan Bushfire risk assessment (BMS) Submission to council ↺ Request for Further Information Planning permit issued with conditions Plans amended per conditions Engineering plans TPS & TPP finalised per permit conditions Tree Protection Spec & Plan BAL Assessment Bushfire Attack Level rating Amended plans to responsible authority ↺ Request for Further Information Amended plans endorsed Building permit Construction phase commenced

Working with your consultant team

At Baxter Ecology, we work closely with your architect, town planner, civil engineer, and surveyor. That results in arboricultural, ecological, and bushfire reports that help you meet your planning permit requirements, including protecting trees, avoiding and minimising the removal of native vegetation, and appropriately addressing your bushfire risk from design to construction.

Early design review

Planning delays can arise from conflicts that were not identified early, such as a building footprint over a tree protection zone, a driveway through native vegetation, or a building setback that does not meet bushfire siting requirements. When we review designs early, we can flag these against the planning scheme and council local laws before your permit application is lodged. That is usually the difference between permit approval and getting stuck in the 'Request for Further Information' loop.

Recent changes to tree protection in Victoria

Clause 52.37, which came into effect in September 2025, requires a permit to remove or lop canopy trees across Victoria. Every permit application must demonstrate how the development will achieve minimum canopy cover. Townhouse and multi-dwelling projects (Clause 55) also require canopy targets, as well as a Tree Canopy Plan from an AQF Level 5 arborist. Getting your plans through now takes more technical work than it did a year ago.

Planning and design consulting

With in-depth knowledge of the Victorian Planning Scheme, we can review draft designs and engineering drawings, identify issues, and recommend changes while they are still easy to make. Engaging us early means fewer rounds of amended plans, and a faster path through the permit process.

Not sure what applies to your property?

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