Planning controls determine what may be considered on a site, but approval also depends on policy, overlays, site conditions and the quality of the proposal.
What zoning does
A zone describes the broad purpose of land and identifies uses that may be allowed, require a permit or be prohibited. It can also contain built-form and subdivision requirements.
Why overlays matter
Overlays address site or area-specific considerations such as flooding, bushfire, heritage, vegetation, airport environs or development form. More than one overlay can apply, and each may introduce separate application requirements.
Assessing permit risk
Permit risk includes more than whether an application can be lodged. Investors should consider policy support, objections, referral authorities, information requirements, appeal risk, conditions and the time value of delayed delivery.