Demolish all or part of a building

Introduction

‘Demolition’ is the removal of any part of a building or works.

How to use this guide

To help you work out which permits and approvals you need for demolition, begin at Step 1 and answer the questions one at a time.

Before you begin

Before finalising your plans:

Check whether your project involves removing, pruning or carrying out works near a protected tree. You may need a permit for the tree works.
Check for easements on your property. When an easement is obstructed, it can prevent important maintenance work and block the flow of stormwater. If your plans impact an easement, it may be necessary to modify your plans.
See if the property is listed under Schedule to Clause 51.01 Specific Sites and Exclusions-external site. If the property is listed, contact Statutory Planning on 9278 4888 to find out about special restrictions and exemptions that apply.

More information

For information about planning and Planning Permits, contact our Statutory Planning team on (03) 9278 4888 or at [email protected].
For information about building and Building Permits, contact our Building Services team on (03) 9278 4999 or at [email protected].
For more information about the Victorian Heritage Register, visit the Victorian Heritage Database-external site.

Introduction

Step 1

Check if the work is routine repair and maintenance

Consider whether you will be removing a minor item in order to keep the property in good condition.

For example, if you are working on a roof, will you be removing one damaged roof tile, so that you can replace it with a similar tile, or will you be removing all the roof tiles so that you can install new sheet roofing?

If you are unsure whether your works are considered routine repair and maintenance, contact our Statutory Planning team on 9278 4888.

Is the demolition work routine repair and maintenance?

If yes, you do not need to apply for a Planning Permit. See whether you need a Building Permit.
If no, go to the next step.

Step 2

Check if a Heritage Overlay affects the demolition works

Go to VicPlan-external site and search for the address of your property.
Follow the prompts to create and open a free Planning Property Report.
Read the report to see whether the proposed demolition is within a Heritage Overlay.

Do the proposed demolition works fall in a Heritage Overlay?

If yes, go to the next step.
If no, see whether a Public Acquisition Overlay affects your works.

Step 3

Check if your property is on the Victorian Heritage Register

Refer to the map from VicPlan-external site.
Look for the Heritage Overlay Schedule link and take note of the schedule number.
Click the Heritage Overlay Schedule link. The Schedule to the Heritage Overlay page appears.
Find your schedule number. See whether the “Included on the Victorian Heritage Register” column displays “Yes” for your schedule number.

Is your property listed on the Victorian Heritage Register?

If yes, go to the next step.
If no, apply for a Planning Permit.

Step 4

Consult Heritage Victoria and seek approval if needed

You need approval from Heritage Victoria to alter a place or object on the Victorian Heritage Register.

As the owner of a State heritage-listed property, contact Heritage Victoria for advice on how to proceed.

You may be advised to:

apply to Heritage Victoria to approve the demolition, or
alter your proposal so that it meets Heritage Victoria requirements

Note that you may continue to apply for other permits while your Heritage Victoria application is being assessed. But you can only begin demolition after all necessary approvals and permits are granted.

After you have consulted Heritage Victoria and followed their advice, go to the next step.

Step 5

Check if your works are within a Public Acquisition Overlay

Refer to the report from VicPlan-external site.

See whether a Planning Acquisition Overlay affects your property.

If it does, look at the map displayed on the report to confirm that the demolition affects works that are within the boundaries of the overlay.

Will you be demolishing works that are within a Planning Acquisition Overlay?

If yes, apply for a Planning Permit.
In no, you do not need to apply for a Planning Permit for the demolition. See whether you need a Building Permit.

Step 6

Apply for a Planning Permit, if needed

If you have determined that you need a Planning Permit for your project, follow these steps.

Provide a clear copy of your Certificate of Title, including the lot plan. You can get this from the Landata website. The Certificate of Title must be no more than 28 days old.
Write a cover letter explaining your proposal.
Provide a design response or explanation of the proposed works.
Prepare a plan drawn to scale (1:100 or 1:200) with full dimensions. The plan must show the site, floor layout and elevations.
Complete the Planning Permit application form and lodge the form, fee and supporting documents with Council.
To download the form and submit the application, see Apply for a Planning Permit.
Note that If significant demolition is being sought, Council may request that you provide an independent report from a Heritage Advisor.
Now, see whether you need a Building Permit.

VicSmart eligibility

A Planning Permit application for demolition is eligible to be assessed as a VicSmart application if:

you are demolishing an outbuilding, including a carport, garage, pergola, verandah, deck, shed or similar structure, unless the outbuilding is specified in the schedule to the Heritage Overlay, or
you are demolishing a fence, unless the fence is specified in the schedule to the Heritage Overlay.

Application fees

For applications that qualify for VicSmart:

Cost of works	Fee
Less than 10,000	$199.90
More than 10,000	$429.50

For applications associated with a single dwelling that do not qualify for VicSmart:

Cost of works	Fee
Less than 10,000	$199.90
Between $10,001 and $100,000	$629.40

For applications not associated with a single dwelling and that do not qualify for VicSmart:

Cost of works	Fee
Less than $100,000	$1147.80
Between $100,000 and $1,000,000	$1547.60

Step 7

Check the materials that will be demolished

See whether you will be demolishing any masonry as part of your proposal. Masonry includes stone, brick and blockwork.

Does your proposal include demolishing masonry?

If yes, you will need a Building Permit. Check if you also need Report and Consent.
If no, go to the next step.

Step 8

Check if the demolition will impact safety

Consider whether your demolition activities will endanger the building’s occupants or any members of the public.

Could the demolition impact the safety of building occupants or members of the public?

If yes, you will need a Building Permit. Check if you also need Report and Consent.
If no, go to the next step.

Step 9

Check the floor area of the building which is to be demolished

Refer to your plans. Measure the floor area of the building which is to be demolished. See whether the floor area exceeds 40 square metres.

Is the floor area identified for demolition more than 40 square metres?

If yes, you will need a Building Permit. Check if you also need Report and Consent.
If no, go to the next step.

Step 10

Confirm whether the demolition impacts a State heritage-listed building

To confirm whether a building on your property is State heritage-listed:

Refer to the map from VicPlan-external site and see whether Heritage Overlay appears.
If Heritage Overlay appears, look for the Heritage Overlay Schedule link and take note of the schedule number.
Click the Heritage Overlay Schedule link. The Schedule to the Heritage Overlay page appears.
Find your schedule number. See whether the “Included on the Victorian Heritage Register” column displays “Yes” for your schedule number.

Will your demolition affect a State-heritage listed building?

If yes, you will need a Building Permit. Check if you also need Report and Consent.

If no, you do not need Report and Consent or a Building Permit for the demolition. Once all other required permits and approvals are granted, you can begin the demolition. You may now exit this guide.

Step 11

Check if you need Report and Consent for demolition

You need Report and Consent to do any of the following:

demolish 100% of a building
demolish more than half of the volume of the original building over a three-year time period
demolish any part of the façade of a building

A facade is an external wall that faces a street or laneway. A facade may include architectural features attached to the wall, such as a verandah or balcony.

If you are unsure as to whether you need Report and Consent for your demolition proposal, seek advice from your Building Surveyor or contact Building Services.

Do you need Report and Consent for the proposed demolition?

If yes, apply for Report and Consent for demolition. Then apply for a Building Permit.
If no, you do not need Report and Consent for demolition. You need to apply for a Building Permit.

Step 12

Apply for a Building Permit, if needed

Follow these steps to apply for a Building Permit.

Read the Building Permit application checklist to determine which supporting documents you need for your circumstances. If you are unsure what you need, contact the Building Services team on 9278 4999 or email Building Services.
Complete the Application for a Building Permit.
Lodge the Building Permit application form, fee and supporting documents with the City of Boroondara. For fee information, contact Building Services.

Although you can apply for a Building Permit while other applications are still under assessment, the Building Permit can only be issued after all other required permits and approvals are granted.

Once the Building Permit is issued, you can proceed with demolition.

You may exit the guide.

Timeline

Statutory Planning aims to respond to Planning Permit applications within 60 days, as governed by the Planning and Environment Act 1987-external site.

Building Permit applications are assessed within 10 business days. The response is usually a request for further information that is required before a Building Permit can be issued.