In Palatine I v. Planning Board Township of Montville, 133 N.J. 546, 559-60, 628 A.2d 321 (1993), the court articulated the circumstances warranting the application of the Doctrine of Equitable Estoppel against a municipality: We have applied the doctrine of equitable estoppel in a number of cases between builders and municipalities. . . . We have held that when a permit is issued validly or in good faith and the builder has justifiably and in good faith relied on it to his substantial detriment, the municipality is estopped from revoking the permit absent fraud. When the permit was invalidly issued without even a semblance of compliance with the relevant ordinances, however, estoppel will not apply even if there has been reliance.