Development Application Process

Once made, an Application for Development Permission can be considered by the appropriate authorities. Outline applications for Master Plans are considered directly by the Department where they are lodged. The way in which all other Applications for Development Permission (Detailed Development Applications and Outline Applications for Building) are considered depends on whether the local authority area has an approved Town Planning Scheme or not, and whether or not the development proposed is Permitted in the zone in which is it proposed.

♦ Areas with Town Planning Schemes

In areas with an Approved Town Planning Scheme (all City and Town Council areas except Nasinu), Development Applications are considered by the local authority. Applications for Permitted Development can be approved by the Council directly.

The local authority must seek the consent of the Director of Town and Country Planning prior to approving any proposal for development that (a) is ‘Non-permissible development' under the approved Town Planning Scheme; or (b) is ‘Conditional development' under the approved Town Planning Scheme; or (c) requires relaxation of the requirements in the approved General Provisions. Such applications are referred in their entirety to be assessed by the Department of Town & Country Planning.

♦ Areas without Town Planning Schemes

In areas without an approved Town Planning Scheme ( Nasinu Town and all Rural Town Planning Areas), the local authority is the receiving agent for Applications for Development Permission, but does not have the capacity to grant approval. All applications are forwarded to the Department of Town & Country Planning for consideration and a decision.

♦ Overview of Development Application Process

* NOTE: All Development Applications are submitted to the local authority, except for Outline Development Applications for Master Plan areas.

Once made, Applications for Subdivision are considered by the appropriate authorities. The way in applications are considered depends on the size and nature of the subdivision proposed, as this determines whether the proposal is considered under the Town Planning Act (General Order) or the Subdivision of Land Act. Both Acts are ultimately the responsibility of the Director of Town and Country Planning, so with the exception of subdivisions within the Suva and Lautoka city areas, which can be approved by those Councils under their By-Laws. Otherwise, the application process is as set out in the following flow chart.

♦ Overview of Subdivision Application Process

Once made, an Application for Rezoning can be considered by the appropriate authorities, and be processed in accordance with the appropriate statutory requirements. All applications are lodged to, and initially considered by the local authority (whether this is a City or Town Council or a Rural Local Authority). Applications are then referred, with the local authority's comment, to the Department of Town & Country Planning.

The applications are considered and, if necessary, referred to other agencies for comment or technical advice (depending on the nature of the area and type of rezoning proposed). The decision about the rezoning will take into account the town planning assessment as well as the advice of various agencies consulted.

♦ Areas with Town Planning Schemes

In areas with an Approved Town Planning Scheme (all City and Town Council areas except Nasinu), Rezoning is an amendment to that approved Town Planning Scheme. Accordingly, the intention to alter the Scheme (the provisionally-approved rezoning) must be advertised, and members of the public given an opportunity to comment.

♦ Areas without Town Planning Schemes

In areas without an approved Town Planning Scheme ( Nasinu Town and all Rural Town Planning Areas), the Director 's decision on Rezoning applications is final. There is no requirement for a public objection period.

♦ Overview of Rezoning Application Process

* NOTE: Steps marked with an asterisk (*) apply only to land in areas with approved Town Planning Schemes. Outside of these areas, the first decision is final.