It's usually more than one approval

Demolishing a house on the Surf Coast almost always needs approvals, and — as with Geelong — it's usually a few things together rather than a single "demolition permit". The difference on the coast is the overlays. This is general guidance, not a substitute for Surf Coast Shire or a registered building surveyor, who are the authorities for your address.

The parts that usually apply

Building permit. Demolition is building work, so it generally needs a building permit from a registered building surveyor before work starts.
Report and Consent. For many demolitions the surveyor must obtain the council's Report and Consent under the building regulations before the building permit issues. Surf Coast Shire is the consenting authority for Torquay, Jan Juc, Anglesea, Aireys Inlet, Lorne, Winchelsea and the surrounding area.
Planning permit (the coastal catch). This is where the Surf Coast differs from inland. A planning permit is more often needed here because of the overlays — Bushfire Management Overlay through the hinterland and treed towns, Significant Landscape and Environmental Significance overlays along the coast, vegetation controls, and heritage overlays in parts of Lorne and Aireys. Where one applies, demolition or vegetation removal can need planning approval on top of the building permit.
Service disconnections. Power, gas, water, sewer and telecommunications must be disconnected and made safe before demolition — proof of that is part of getting cleared to start.

How to check your property

Pull the free Victorian planning-property report for your address to see the zones and overlays (bushfire, landscape, vegetation and heritage are the flags to watch), and confirm with Surf Coast Shire and a registered building surveyor what your specific demolition needs.

The order it usually runs in

Every job differs, but on the Surf Coast the approvals tend to follow this shape:

Check the overlays on the planning-property report for your address.
Talk to a building surveyor early, so they can confirm what the demolition needs and whether a planning permit is likely.
Lodge any planning permit application with Surf Coast Shire first where one is needed — it's usually the longest step.
Report and Consent is sought where required, and the building permit is issued once everything it depends on is in place.
Service abolishments are completed and confirmed before work starts.

Starting the planning side late is the most common reason a coastal demolition date slips.

Trees are the usual surprise

On the Surf Coast it's often the vegetation that triggers planning, not the house. Many owners plan to clear the whole block and then discover that some trees — or the native understorey — can't be removed without approval. Don't fell or clear anything before it's been checked against the overlays, even trees that look unremarkable. Removing vegetation without a required permit can become a far bigger problem than the demolition itself, so if you're unsure, ask Surf Coast Shire before anything is cut.

The demolition and the rebuild are often looked at together

Where an overlay applies, the council may consider the demolition in light of what's replacing it — particularly in heritage areas and under the landscape overlays, where the outcome for the street or the coastline matters. That's one reason it pays to have your new-home plans reasonably advanced before you apply, rather than treating the demolition as a separate, earlier step.

What to have ready

Your building surveyor will tell you exactly what they need, but it usually helps to have:

The planning-property report for the address.
A site plan showing everything being demolished, including sheds, decks and outbuildings.
The asbestos position — an inspection or survey result.
Details of trees on the block and near the boundaries.
Your builder's or designer's plans, if the demolition is part of a rebuild.

Mistakes we see

Booking a demolition date before checking the overlays.
Assuming a small shack or a vacant-looking block doesn't need approvals.
Clearing trees "to make the site easier" before the planning side is settled.
Leaving the service abolishments until after the permit is issued.

Where we fit in

We're not the permit authority — the council and the building surveyor are — but we deal with Surf Coast demolition approvals constantly. We flag when a property looks like it sits in a bushfire, landscape, vegetation or heritage overlay, work in with your building surveyor on the permit and Report and Consent, and coordinate the service disconnections. Send us the address and we'll give you a read alongside the quote.

Do You Need a Permit to Demolish on the Surf Coast?