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One House One Approval
Planning is a focal point of critical discussions around housing affordability and the Australian housing crisis. Planning must serve as an enabler, not the roadblock to housing delivery.
In most Australian states and territories, it is common that two approvals – planning and building – must be obtained prior to constructing a home. This embeds extra costs, duplicated reports / specifications, and extra time. These all negatively affect housing affordability.
The relationship between planning approval and building approval for smaller scale residential development on land zoned for residential purposes must be reviewed. We must address these duplicative and costly systems that have crept into new housing approvals.
In August 2024, the HIA Planning Blueprint Scorecard analysed the progress of each state and territory’s planning systems based on four themes: shovel-ready land, higher density housing, reduced red tape, and faster decisions. Whilst there has been some progress, major change is needed.
Implementing the comprehensive state-by-state reforms and understanding the current systems outlined in One House One Approval can be a key driver in unlocking the housing Australia desperately needs.
Review HIA’s full suite of recommendations and a detailed exploration of the planning systems in each state in the One House, One Approval report.
Benefits of One House, One Approval
Average $10k saving per home
By removing the need for additional approvals & discretionary reports (equating to an average of $1 billion annually across Australia).
Accurate government forecasting
With streamlined approval processes will create certainty, predictability and ultimately market confidence for homebuyers.
Nationally consistent outcomes
Federal, state and territory government must work collaboratively to achieve nationally consistent approval outcomes for all single dwellings.
The One House, One Approval system
- Applying truth in zoning to land zoned and subdivided for residential development.
- Providing a planning pathway that ensures all single dwellings on residential land are permitted as either “exempt” or “code” assessable development.
- Providing a state-based residential design code that addresses planning requirements to be treated as “exempt” or “code” assessable development.
- Limiting the ability for planning overlays to remove single dwellings from the “exempt” or “code” assessable pathway.
- Prohibiting the inclusion of development approval / permit triggers for single dwellings in secondary planning instruments such as overlays and local planning policies.
- Prohibiting planning regulations, codes and policies from incorporating building code requirements.
One House, One Approval solutions
Here are four examples to promote consideration and discussion as to likely ways in which One House One Approval could be approached.
- Complying development is a combined planning and construction approval process for straightforward developments, allowing fast-track assessment by councils or accredited certifiers.
- It applies to new dwellings, alterations, additions, and demolition, with approvals possible in as little as 20 days - much faster than the average 100+ days for standard development applications.
- The State Environmental Planning Policy (SEPP) 2008 outlines the complying development pathway, with Part 3 (NSW Housing Code) detailing standards for one- and two-storey single dwellings.
- The Low Rise Housing Diversity Code expands streamlined approvals to more housing types (e.g. dual occupancies, manor houses, terraces) in zones where they are already permitted under local planning laws.
- Deemed-to-comply pathway in WA allows Single Houses, Ancillary Dwellings, and minor developments to bypass Development Assessment if they meet criteria in the Planning and Development Regulations 2015 and R Codes, enabling direct progression to a building permit.
- Exemptions apply when proposals meet deemed-to-comply outcomes, are not in sensitive areas, and the R Codes apply; however, some Local Government policies may complicate compliance, especially in established suburbs.
- A 2024 WA Supreme Court ruling confirmed that local Schemes can vary R Codes but cannot override exemptions granted by Deemed Provisions (WASC 502 [2024]).
- Since 2019, HIA has achieved reforms including R Code updates, involvement in the Medium Density Housing Code, and ensured planning decisions for Single Houses are handled at officer level, streamlining approvals and saving time.
- In Victoria, when a Precinct Structure Plan (PSP) has been prepared for land in the Urban Growth Zone lots under 300m2 can be identified as being exempt from requiring planning approval subject to compliance with the Small Lot Housing Code (the Code).
- The Code defines three lot types:
- Type A: Detached/semi-detached, single-storey with space for front yard planting.
- Type B: Townhouses that transition between town centres and residential zones.
- Type C: Highest density, suited for locations near town centres.
- The Code enables Building permits to be issued by a Relevant Building Surveyor (RBS), who ensures submitted plans meet all design standards of the Code.
- The Code's use is currently limited to land within the Urban Growth Boundary, with recent expansion to select strategic infill areas; HIA advocates for broader application, including regional greenfield developments.
- The Housing Land Supply Act does not directly implement a one house one approval (OHOA) process but supports it by enabling strategic planning that addresses development barriers early, before the statutory approvals stage.
- Housing Land Supply Orders help identify and manage constraints to residential development, aiming to streamline future approvals.
- Recent reforms in Tasmania—such as simplified plumbing approvals, proposed Urban Growth Boundary expansion, and the Density Incentive Grant Scheme—reflect a broader effort to reduce housing delays and costs.
- HIA is actively working with the State Government on a proposed Single Dwelling Fast Track Housing Approval Process, involving self-certification and two-day permit approvals, with strong ministerial support and ongoing engagement.
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Trade shortages loom as a major threat to the Housing Accord’s target of building 1.2 million homes over the next five years.
HIA Planning Blueprint Scorecard
HIA's Planning Blueprint Scorecard grades the planning system of each state and outlines key areas of improvement to achieve the Accord target of 1.2 million homes.