Trying to work out what’s actually possible on a development site can be an absolute nightmare. So in this episode, we’re joined by Will Sullivan from PropCode to talk about how AI might be able to help. We dig into how tech is being used to speed up the research process, reduce the need to spend hours on council websites (or pay $250 an hour to a planner), and pull together planning rules that are otherwise hidden across PDFs, maps, and inconsistent formats.

We talk through how PropCode works, what it can do—and just as importantly, where it stops. It’s not replacing town planners or council staff, but it can give homeowners, investors, and developers a clearer sense of what they’re working with before diving in too deep or spending money on the wrong site.

We also unpack the major planning reforms in New South Wales and how they’re set to impact development potential around train stations and local centres. Will explains why not every site will benefit equally, and why developers still have to think hard about feasibility—because just being zoned for six stories doesn’t automatically mean a windfall.

If you’re buying, selling, renovating, or developing property in NSW, or just want to understand how AI fits into the planning space, this is a great one to tune in to. We’ve also included a link to PropCode’s free tool in the show notes—it’s worth checking out.

Episode Highlights:

00:00 - Introduction

01:04 - Who is Will Sullivan?

02:13 - What is the Mecone Mosaic planning tool, what does it do, and how is it being applied?

03:26 - What sparked the idea behind Propcode?

05:49 - Who Propcode is actually built for

07:22 - How PropCode deals with subjective elements like heritage and conservation areas

10:49 - Propcode’s limitations: An outline of what it can’t automate yet

17:01 - What happens when state policy overrides council rules?

18:52 - Are planning reforms making Propcode more essential than ever?

24:47 - How Propcode helps you understand development potential of neighbouring sites

29:10 - How Propcode surfaces hidden planning details you might miss

35:35 - What urban planners can learn from the insurance industry

41:45 - Can AI lead to smarter, more strategic urban planning?

49:50 - Is the planning process one of the major roadblocks to building more homes?

51:48 - Will Sullivan’s property dumbo

About Our Guest:

Will Sullivan is the CEO of PropCode, bringing a unique background that blends expertise in urban planning, data analysis, and natural hazards. With over seven years in the planning industry, including key work at Mecone Consulting where he developed the widely-used Mecone Mosaic mapping tool, Will has advised both government and private sector clients across Australia. His earlier experience in the insurance sector studying natural hazards informs his approach to the built environment, giving him a deep understanding of how environmental risks intersect with planning decisions.

Connect with Will Sullivan:

• LinkedIn https://www.linkedin.com/in/wtsullivan/?originalSubdomain=au
• Website https://propcode.com.au/

Resources mentioned in this episode:

• Propcode: Finding planning answers for your property https://app.propcode.com.au/title

Resources:

• Visit our website https://www.theelephantintheroom.com.au
• If you have any questions or would like to be featured on our show, contact us at: The Elephant in the Room Property Podcast questions@theelephantintheroom.com.au
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