PlanBe Planning Consultancy

13/10/2026

Thinking about buying land or property? Know what you can build before you sign.

A property can look perfect on paper and still fall short of your plans. Zoning, lot size, bushfire or flood affectations, title restrictions and the approval pathway can all change what a site can realistically deliver.

In NSW, the planning certificate attached to your contract tells you which controls apply, but not whether your granny flat, business, subdivision or new build will actually stack up. In the ACT, the Crown lease purpose clause and the Territory Plan add another layer, and a lease variation can bring extra cost.

Pre-purchase planning advice gives you a clear picture of the opportunities and risks before you commit, not after.

PlanBE has completed preliminary planning reviews across NSW and the ACT for many years, for home buyers, rural and lifestyle buyers, investors, businesses and developers, on sites large and small.

Read the full article on our website to see what a review covers, and how buying in the ACT differs from NSW.

Thinking about a purchase? Call us on 0415 153 883 before you exchange.

Article: https://www.planbe.net.au/post/pre-purchase-planning-advice-nsw-act

29/09/2026

Two homes, one rural block, built at the owners' own pace 🏡

We're pleased to share a recent approval in Murrumbateman: a staged dual occupancy on a 9,122 m² rural residential lot in the Yass Valley.

The owners wanted a contemporary four bedroom family home with a pool, plus a separate two bedroom cottage. Rather than building everything at once, the consent was structured in two stages:

✅ Stage 1: the cottage, on-site sewage management system and rainwater tank
✅ Stage 2: the main home, swimming pool and a second rainwater tank

That means the family can build the cottage and essential services first, live on the property, and take on the main home when the time is right.

With no town water or sewer, the application also needed to show the lot could support two dwellings. A site and soil assessment guided the design of a wastewater system sized for both homes, and each dwelling has its own 50,000 litre rainwater tank. Both homes comfortably exceed their BASIX sustainability targets and will be built to the BAL-12.5 bushfire standard, with a dense landscaped privacy screen planted to protect the neighbours' outlook.

Thinking about a second dwelling on your rural property? We'd love to help you map out the pathway.

📞 0415 153 883
🔗 Read the full case study on our website

01/09/2026

Sometimes the best planning outcome is the one that goes against the grain.

Our clients already had approval for a dual occupancy on their 483 m² block in Wagga Wagga. Then their family grew, and they realised what they actually wanted was a home of their own with a backyard the kids could enjoy.

The catch: the site sits in a R3 Medium Density Residential zone, where the planning framework actively pushes toward dual occupancy and multi dwelling development. The Development Control Plan sets a maximum site area per dwelling of 300 m². A single house on 483 m² needed a variation.

We prepared a detailed Statement of Environmental Effects making the case that a single dwelling was genuinely the better planning outcome.

✅Council agreed. Consent granted, including variations to two separate development controls.

Numerical controls are a guide, not the whole story. If your project needs a merit-based case put properly, we can help.

📞 0415 153 883
💻planbe.net.au

11/08/2026

The property market is having a moment. Sydney and Melbourne have both recorded falls this quarter, and if you have been holding off on doing anything with your property until things pick up, it might be worth flipping that thinking around.

A downturn is actually one of the better times to consider dual occupancy or a secondary dwelling. Rental income does not rely on capital growth, building costs tend to soften when the market cools, and NSW planning pathways for dual occupancy have opened up significantly in recent years.

If you are sitting on land that could support a second dwelling, now is a good time to find out what is actually possible on your site.

⭐Get in touch with PlanBE to talk through a feasibility assessment.

📱0415153883

👉🏻New blog Post: https://www.planbe.net.au/post/dual-occupancy-and-secondary-dwellings

26/07/2026

Out in the field this weekend! PlanBE began the weekend in the Blue Mountains for a client site inspection, getting a first-hand look at the land before we finalise the planning advice.

If you've got a property in the Blue Mountains or anywhere else in NSW and you're not sure what's possible, get in touch. We're always happy to talk through your options.

📱0415 153 883
💻 www.planbe.net.au

06/07/2026

Big change to how NSW development applications get assessed. As of 1 July 2026, the new Development Coordination Authority (DCA) is fully up and running, replacing the old system where applicants and councils had to seek input separately from up to 22 different state agencies. Now there's one point of contact and one coordinated response, required within 28 days.

Referrals used to be one of the biggest causes of delay in a DA, sometimes adding 100+ days per agency. The DCA has also cut the number of situations that trigger a referral by almost 90%, while still protecting sensitive areas like heritage, bushfire, and the environment.

We've broken down what this means for your next development application on our blog. Link below. 👇

https://www.planbe.net.au/post/development-coordination-authority-nsw-development-application

PlanBE, here to help you navigate the DA process. Get in touch if you're planning your next project.

📱0415 153 883

30/06/2026

How long does a DA actually take in NSW? For the first time, you can look it up.

The NSW Government has rolled out two public trackers that put DA assessment timeframes out in the open. One shows how long each council takes to assess a development application, and the other shows how the State agencies behind referrals are performing against their deadlines. Alongside them sits the new Development Coordination Authority, a single front door for the State advice that many DAs rely on, with its full functions starting 1 July.

What does it mean for you? More transparency, clearer expectations, and a process that should be faster and easier to plan around, whether you're weighing up a site or getting ready to lodge.

We've broken down what these changes are and what they mean for your application over on the blog.

Thinking about a development application? Let PlanBE guide you through it. Get in touch with our team today and we'll help you navigate the DA process from start to finish.

Ph: 0415153883

Blog: https://www.planbe.net.au/post/nsw-da-assessment-timeframes-what-the-new-development-coordination-authority-and-da-trackers-mean

01/06/2026

If your project sits near farmland, an existing rural use, or a land use that operates differently to what you are proposing, there is a good chance you will need a Land Use Conflict Risk Assessment (LUCRA) as part of your Development Application.

A LUCRA is a structured planning study required in NSW to assess whether a proposed land use is compatible with surrounding activities. It looks at issues like noise, odour, dust, spray drift, traffic, and loss of amenity, and recommends practical strategies to manage those risks before they become a problem for your approval.

At PlanBE, our planner brings broad, practical expertise across rural, regional, and urban fringe planning in NSW. We prepare LUCRAs that are detailed, site-specific, and built to support a strong DA outcome.

We have just published a new blog post covering everything you need to know about the LUCRA process, including when it is required, what it involves, and what to watch out for. Head to the link below to read it, or give us a call if you would like to discuss your project.

Blog: https://www.planbe.net.au/post/land-use-conflict-risk-assessment-lucra-in-nsw-what-it-is-and-why-it-matters



📞 0415 153 883

22/04/2026

🌞New on the PlanBE blog: Sustainable ROI: How solar-ready town planning boosts long-term value for developers and homeowners.

Discover the collaboration between Plan Be Planning Consultancy and REA Global and practical strategies to increase property value while reducing energy costs.

Read more: https://www.planbe.net.au/post/sustainable-roi-with-solar-ready-town-planning

Solar-ready town planning, in collaboration with PlanBe and REA Global, enhances property values and reduces energy costs, ensuring long-term ROI for developers and buyers alike.