A planning report, written for the owner.

Vallotta started as a question. When New South Wales rewrote its housing rules in 2024, what did that actually mean for the average homeowner on a quiet R2 street? The answer was buried in council DCPs, state SEPPs, and ArcGIS layers nobody outside the planning trade ever opens.

We built a small platform that reads all of those sources, stitches them to a single lot, and writes back a report a homeowner can read in five minutes. It covers what your land permits today and what the new Low and Mid Rise Housing reforms could allow tomorrow.

The data is live from NSW Spatial Services, the three Northern Beaches LEPs, council DCPs, and the NSW Valuer General. The narrative is generated by a language model, checked against a fixed library of regulatory caveats, and reviewed by a human before we act on it.

Who's behind it

Vallotta is led by Justin and Shane — both graduates of Killarney Heights High School, both raised on the Northern Beaches. Between them they bring more than twenty years in property development and construction across the public and private sectors: large-scale community development projects around Sydney alongside a body of residential work.

We grew up here, and Vallotta exists to help the community that raised us. We channel that experience into a single, narrow job: finding the lots whose value has been reset by the new reforms and — where an owner wants to act — buying them ourselves, as principal.

Why we built it

The Low and Mid Rise Housing reforms moved roughly 9,000 Northern Beaches lots overnight — from single-dwelling land into land that can carry dual occupancies, manor houses, terraces, or small apartment blocks. The state government didn't run a homeowner-facing campaign. The councils, by and large, are not telling people. The people who do this for a living have known since the day it landed.

We didn't think that was fair. So we built the tool we wished existed: a free, plain-English report on what your specific lot now permits, with no upsell unless you ask for one. If your land doesn't unlock under the reform, the report tells you that and you owe us nothing. If it does, we can — with your permission — walk you through the next step.

What we are not

We are not architects. We are not registered planners. We are not a real estate agency. We do not list properties, we do not run open homes, and we do not take a sales commission. When we make an offer on a home, the contract that follows is between the owner and Vallotta — we are the principal on the deal, not a middleman.

What we are is a data team that read the new rules carefully, decided they were the most important thing to happen to suburban property in a generation, and built a tool to surface them to the people the rules are about.

Where we focus

Vallotta covers the Northern Beaches local government area in full. We focus narrowly because the planning data is granular — every lot, every council, every overlay — and the rules differ council by council. As LMR eligibility extends to other LGAs, we will too, slowly, lot by lot.

If you have questions, write to hello@vallotta.com.au. The full process is laid out on the how it works page, and common questions are answered on the FAQ.