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When it comes to property development, subdivision, or even minor renovations, navigating the local planning system can be overwhelming—especially with ever-changing council regulations and zoning overlays on the Gold Coast. That’s where a town planner comes in. At Align Planning, we work with homeowners, developers, and business owners to make the planning process as smooth and stress-free as possible. Over the years, we’ve answered hundreds of questions from clients just like you—many of them wondering the same things. Whether you\'re considering a development application (DA), trying to understand zoning, or just unsure if you need a planner at all, this post is here to help. Below, we’ve compiled the seven most common questions we get asked as town planners on the Gold Coast—along with straightforward answers to guide you through the process.
1. Do I need a town planner for my development or renovation?
In short, it depends on your zoning and whether any overlays apply to the site. While some smaller works like patios or carports might be accepted development, most larger projects — such as secondary dwellings, dual occupancies or subdivisions — will trigger a development application. Even if the zoning permits your proposal, overlays like flood or bushfire can still require you to go through the formal process. We always recommend a quick check with a town planner before you commit to any designs or builders.
2. What can I build on my property?
This question usually comes up when someone is buying a property or planning to develop. The answer depends on your zone, overlays, and the site’s characteristics (like slope and size). For example, a Low Density Residential site will typically allow a single house or a granny flat, but not a duplex (unless on a corner). Medium Density zones might open the door to more intense development. A town planner can assess your site and explain your options clearly before you engage architects or contractors.
3. Can I subdivide my land?
Subdivision is a hot topic on the Gold Coast — but it’s not always straightforward. Minimum lot size, frontage width, services (like sewer and water), and zoning all play a role. For example, in Low Density Residential areas, the minimum lot size is generally 600m² with 17m frontage. If you’re in a flood zone or have steep terrain, things get more complex. A pre-design review with a town planner will help you avoid surprises and give you a clear understanding of what’s possible.
4. How close can I build to my boundary?
Building setbacks vary depending on your zone, lot size, and whether you’re on a corner block or not. For residential dwellings, front setbacks are often 6m, but side and rear setbacks can be as little as 1.5m — unless there’s an overlay or constraint that increases them. Encroaching on a setback usually triggers a Relaxation (Referral Agency) Application. We regularly help clients navigate these scenarios, especially for sheds, extensions, or granny flats that are tight to the boundary.
5. Why does my property have overlays, and what do they mean?
Overlays are extra planning controls that apply to properties with specific risks or values, such as flooding, bushfire, biodiversity, or character areas. Even if your base zoning allows a use, overlays can override or add extra requirements. For example, being in the Flood Overlay might require higher floor levels and limit site coverage. Some overlays will trigger a full development application, even for relatively minor works. We help you understand which overlays apply and whether your project complies or needs approval.
6. What is the process for getting town planning approval?
The process starts with a site review to confirm your zone, overlays, and any constraints. From there, we prepare the required documentation — site plans, reports, and assessments — and lodge the application with Council. Once submitted, Council will review the proposal and either approve it, request changes, or ask for more information. Most applications take around 12 to 20 weeks depending on complexity. We manage this process for you and keep you updated along the way to ensure a smooth path to approval.
7. How much will the approval process cost and how long will it take?
Costs depend on the type of application, but typical expenses include Council fees, consultant reports (e.g., flood or bushfire), and planning documentation. For a basic secondary dwelling application, total costs may start around $3,000–$5,000 (town planner fees), while subdivision or multiple dwelling proposals can be higher. Timelines range from 4 weeks for simple approvals to 12+ weeks for more complex ones. At Align, we provide a clear quote and timeline upfront so there are no surprises as you move through the process.
If you’re unsure about what you can do with your property, get in touch with Align Planning — we’re here to make the planning process simple, clear, and stress-free.