Introduction

Town and country planning is the management of development and land use across an area. It determines how cities and towns grow by permitting residential subdivisions and allocating land for shops, schools and industries. Planning also manages development within towns by controlling the types of development that are appropriate in each area and setting aside area for public uses such as roads and parks. Planning also shapes development outside of towns, including in hotels and resort areas.

1. Objectives of Planning
   Town planning is a future-oriented process that involves determining a goal or vision for each area of land, and regulating current development and land use to achieve the desired outcomes. The first objective of planning is to ensure that the development that takes place is consistent with the needs, character, amenity and vision of the town, region or nation. The second objective is to ensure each town, region or nation meets present demands for land and retains the ability to accommodate future needs. Town and country planning (also called town planning) is so named because it is carried out both in built-up areas and in 'undeveloped' rural areas.
   
   Planning works by predicting and managing the various impacts of each development. It involves identifying desired social, economic and environmental outcomes of an area or lot, and assessing whether a proposed development will impact on these positively or negatively. Considerations of impact include likely effects surrounding roads and traffic; on public health, safety and amenity; on natural environments and systems; and on people and lifestyles.
   
   
2. Benefits of Planning
   In brief, town planning is important because it protects the public interest and considers long-term sustainability. The regulation of development ensures it does not negatively affect others or reduce the capacity of the land and natural systems. By managing the location of different types of development (for example, placing residential areas close to shops and offices, but not too close to industrial land, and ensuring land is set aside for schools, parks and churches), planning contributes to building communities. As well, because town planning is carried out over a large area, it ensures sufficient land is allocated for each purpose across the town, region, or country. Planning requirements, and the decisions about planning applications, seek to balance the needs of each development with the needs of the broader community.
   
   
3. Implications of Planning
   Landowners and lessees are required to seek permission when a new development or subdivision is proposed. A planning application is a request to the relevant authority to seek permission to use a particular piece of land for a specific use. Under the Town Planning Act and Subdivision of Land Act , a planning application must be received and approved by the authorities prior to the commencement on any land in Fiji of:

• Building, rebuilding or altering any building;
• Forming or widening of any road or access;
• Earthworks altering the level of land;
• Destruction of significant vegetation;
• Subdividing of any land; or
• Materially different use of land or building.

The process and requirement for such applications will depend on the type of development proposed (for example, whether it relates to building, use or subdivision of land), its size (area of land and value of development) and its location (such as whether it is within or outside a town area). Applications are assessed by the authorities against planning requirements and other legislation related to development to determine their suitability. Information about making different types of application is included in the Developing in Fiji section of this website.