Q. what can tactica do for me?
A.
How long does a development application take?
It depends on what you're proposing. Minor matters like a carport setback relaxation can be through in 3–6 weeks. A granny flat or similar small structure is usually around two months. Anything that triggers public notification should be planned for at six months or more. We'll give you a realistic timeframe for your specific proposal before you commit to anything.
Can I build a granny flat at my place?
Yes, probably. Most residential sites in South East Queensland can accommodate a secondary dwelling. If your plans meet the relevant criteria, you may not need a development application at all. Give us a call and we'll tell you where you stand on the spot.
Can I build a duplex or subdivide my property into separate titles?
Maybe. Zones set criteria that have to be met before Council will support a subdivision — minimum lot sizes, and in some cases frontage to more than one road. We can usually tell you the prospects, likely timeframe and cost over the phone.
Can you help me find a suitable site?
Yes. With more than 30 years' experience across South East Queensland, we can tell you quickly whether a site is worth pursuing — and, just as importantly, when it isn't.
What will it cost?
Our fees depend on the complexity of the application, and we'll quote you before any work starts. We will also get you quotes for discipline and subject matter experts as needed. Council charges its own application fees on top, and some proposals attract infrastructure charges. We'll set out the full picture, ours and Council's, so there are no surprises later.
Do I need a town planner, or can I lodge it myself?
You can lodge it yourself. Whether you should depends on what's at stake. For a straightforward application in a supportive zone, the process is manageable. Where a proposal needs discretion from Council, sits against a performance outcome, or involves referral agencies, the way it's framed makes a real difference to the result. Call us and we'll tell you honestly which of the two yours is.
What's the difference between code assessable and impact assessable?
Code assessment is measured against the relevant codes in the planning scheme — meet them and Council has limited scope to refuse. Impact assessment is broader: the proposal is weighed against the whole planning scheme, it must be publicly notified, and anyone who makes a submission gains appeal rights. Impact assessable applications take longer, cost more and carry more risk, so working out which category your proposal falls into is the first thing we do.
Do I need a building approval as well as a planning approval?
Usually, yes — they're separate. A development approval deals with whether the use and the built form are acceptable in that location. A building approval deals with whether the structure complies with the building code, and is issued by a private certifier. Getting a planning approval doesn't mean you can start building, and we'll tell you what else you need before you're caught out.
My neighbour has lodged an application. Can I object?
If the application is impact assessable, yes — it must be publicly notified, and you can make a submission during the notification period. A properly grounded submission carries far more weight than a general objection, and it preserves your right to appeal the decision. We act for submitters as well as applicants.
What happens if Council refuses my application?
You have appeal rights, and there is a limited window to use them from the decision notice. Before appealing, it's worth understanding why it was refused: some refusals turn on a fixable issue and are better dealt with through a change application or a fresh, better-framed proposal. We'll give you a frank assessment of your prospects rather than taking on an appeal you're unlikely to win.
How long does my approval last?
Approvals don't last indefinitely. A material change of use approval generally lapses if the use hasn't started within 4 years, and a reconfiguring a lot approval if the plan of subdivision isn't submitted within 6 years Extensions can be applied for, but they aren't automatic. If you have an older approval you haven't acted on, talk to us before you assume it's still current.
What do you need to get started?
The property address is enough for an initial conversation. From there, a current title search, a survey plan if you have one, and a sketch of what you're hoping to do let us give you a proper view of the prospects, timeframe and cost.