The Actions You Can Take During the Property Development Assessment Process

It can feel like you have no control over the assessment process for your development. However, PDI’s Steven Chandler shows that this isn’t the case.

It can feel like you’re stepping into the unknown when you submit your development application (DA). You’ve done all of the hard work to put it together. Now, all you can do is sit around and wait for the outcome.

That’s not the case.

If you understand the process, you will improve your success rate. That’s not to say that every DA will go through without any problems. The local authority will almost always find a few things that you have to work on.

It means that you can take away the uncertainty surrounding the process.

According to Property Development Institute’s Steven Chandler, these are the things you need to do.

Action #1 – Depoliticise the Process

The politics surrounding development is one of the biggest things that will affect the assessment process.

Depoliticising the project makes it much easier to gain approval. 

The key thing to remember here is that the community can create political unrest. For example, they may object to the increase in traffic that your development will bring. Or, they may decide that your design doesn’t mesh with the image they want for the community.

These are all issues that you need to anticipate and confront as part of your application.

Trying to ignore them means that the driving forces behind them have a chance to influence proceedings.

Consider every possible point of controversy or protest. Your goal is to have a plan in place to deal with each issue, should it arise. That means you can provide fast responses to questions, thus speeding up the assessment process.

Action #2 – Learn How to Manage People

Building on from the politics point, you have to consider the people behind the controversies.

Of course, you’ll work with the people within the local authority. However many developers neglect the possibility of working with local community leaders. You may also have to deal with the media if it becomes a tool for the community.

If the community can use the media as a tool, so can you.

This isn’t about control. You’re not aiming to manipulate people.

Instead, you’re trying to manage the outcome as much as possible. That means building relationships with people who may add a political edge to your development. Ideally, you’ll be able to work with the media and community leaders to show why your project is a good thing.

However, it’s also important to note that there are some people who you just can’t convince. That’s fine as long as you can work with the majority.

Always be professional and polite with the people that you can’t convince. Hopefully, you’ll get them to understand that you’re a good person, even if they don’t agree with your work. The last thing that you want is for these people to start calling you names behind your back.

Action #3 – Deal With All Relevant Authorities

The overriding local authority isn’t the only one you’ll deal with during the application process.

Depending on your development, you may also have to consider the following:

• The regional road authority
• Airport authorities
• Rail authorities
• Environmental agencies
• Heritage authorities

Each of these organisations has its own specific requirements that you must address in your DA. In terms of assessment, failure to communicate with these authorities can lead to delays.

Anticipate potential issues in advance. The assessors will need to refer to each of these authorities as part of the process. If you’ve already confronted potential issues, you make the process much smoother.

Action #4 – Make No Assumptions on Timeframes

In most regions, the local authorities have statutory timeframes for assessment that they must meet.

The issue is that most of them fail to meet those timeframes.

There are all sorts of reasons why this may happen. They may receive a large number of applications in a short space of time. There may also be delays in getting information back from other authorities.

Unfortunately, you need to understand the potential for delays in this respect. Don’t assume that your application will get assessed in the specified timeframe.

The good news is that you may be able to build a strategy around this. It’s possible that you could have the application deemed as a refusal if the authority doesn’t meet their timeframe. From there, you may be able to take legal action on the issue.

Speak to your town planning consultant and property lawyer to find out how that process works in your location.

Action #5 – Don’t Try to Circumvent Due Process

Every local authority has certain steps they must undertake during an assessment.

This is their due process and you must not do anything to disrupt it. Don’t try to prevent or circumvent it in an effort to speed up the assessment. Allow it to happen and take steps to make it as smooth as possible.

As part of the process, the authority will have to:

• Enter the development application into their system.
• Provide relevant documentation to regional authorities.
• Receive submissions from the community.
• Create requests for additional information.

Again, this is where anticipating potential issues will help you with the process. Have the documents that regional authorities need ready to go and submit them with the DA. Handling the politics side of things allows you to anticipate issues that the community may bring up.

Anticipate and prepare.

That’s how you speed up the due process period. Trying to avoid it entirely will just lead to more delays. It may also paint a negative picture of the development, which makes it hard to get approval.

Demystify the Process

Again, anticipation is the key word when it comes to the assessment process.

If you can get ahead of potential issues before they occur, you’re able to speed things up. This gives you a measure of control over something that’s seemingly out of your hands.

Understanding everything about the site and local authority restrictions helps with this. Archistar can provide that information to you in a centralised location. 

And there are so many more ways that the platform can help you with your development.

To find out more, start your free trial today.

This content comes courtesy of Steven Chandler of the Property Development Institute. Steve Chandler is a third-generation property developer with over 35 years’ experience. He is a lecturer at two of Australia’s most recognised universities and travels Australia delivering property development training at introductory and advanced levels. Steve has also authored a number of books on building and property development.