A development application details a set of plans and specifications which the property developer submits to the council for approval.

Typically, if you are within [the Local Environmental Plan] guidelines and the council then choose to [approve it] ... you can go ahead and build what you want to build. [But they can also] knock you back … Then, the process continues.

Aside from a good architect, engineer, acoustic consultant, traffic management consultant, and contamination consultant, you should also consider engaging a town planner to back up your application to the local council.

Through the help of these professionals, property developers can sometimes push the boundaries of the guidelines in order to accommodate their personal preferences.

They can fight for you on certain things that you want to get through like your floor to space ratios … [and] other items like that. At the end of the day, rules are the rules but there is a bit of flexibility if you are able to make some compromises.

Good support networks

One of the most important keys to success in the business of wealth-creation is a good relationship with the right professionals who can help you navigate your way through your journey despite the unpredictability of it.

As much as you want them to understand your goals, capabilities, and limitations, you must also be willing to appreciate their processes and the specific needs of their jobs plus, they will potentially have other clients besides yourself.

You need to understands that a hired professional can only perform based on what kind of client you decide to be. After all, at the end of the day, you should both want the same thing—to create good housing and maintain a good rate of fruitful investments in the area.

Remember, the more prepared you can be and the more questions you can answer from them before they have to think about asking you those questions, will mean all parties will start working in unison quicker.

Also, the more detailed your submission can be, the less pressure they will feel to realise that maybe you do know what you're talking about, and there's less [that] are left up in the air.

How exactly do you increase the probability of having your application approved? Simply reduce ambiguity at the onset and deal only with facts. Be transparent about your plans but also consider that the people you are dealing with have specific responsibilities that they are accountable for.

Always try and put yourself in someone else's shoes and realise that they're just getting paid to do a job.

Try never to burn your bridges because you never know where they're going to pop up next for your next development.

Try and control your emotions when you're talking to them but be frank and open [in a nice and friendly way].

Negotiation is absolutely critical in property development as it is in purchasing existing properties as investments—see to it that you maintain good support networks to ultimately achieve your goals.

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This article via Smart Property Investor does not constitute advice; readers should seek independent and personalised counsel from a trusted adviser that specialises in property, a tax accountant and property design specialist.