What is a Development Application?
A Development Application commonly referred to as a DA is a formal request for permission to carry out proposed development such as the use of land, subdivision of land, the erection of a building, the carrying out of work or the demolition of a building. You must lodge a DA and have it approved by Council before you begin.
Generally, a DA consists of an application form and plans and drawings of the proposed development. On average, Council processes development applications in 40 days, in line with the legislative timeframe.
Preparing Your DA
If you are considering building a new house or other type of development or carrying out extensions, you will need to familarise yourself with various Council controls which contain a number of requirements and guidelines to ensure the proposal is suitable.
Council has prepared a Consolidated Development Control Plan (CDCP) and site specific DCPs relating to residential dwellings and ancillary structures, dual occupancy development, medium density development, mixed use developments in the Parramatta Corridor Area, commercial development and industrial development. You should obtain a copy of the CDCP or site specific DCPs prior to carrying out any development works.
Council approval is required for most developments. A development application form must be completed and accompanied with the relevant information and plans to ensure all the requirements are met. Development applications can be lodged online using Council's eDA online development application system.
Refer to Guidelines for Completing Applications (Class 1a - 10 buildings) for dwelling houses and ancillary structures such as carports, pools, fences, barbeques and awnings or Guidelines for Completing Applications (Class 1b - 9 buildings) for residential flat buildings, industrial uses and commercial premises when preparing your DA.
Not all works require a formal application and approval. Council has determined a large number of types of construction and building works which have minor environmental impact depending on their size and location and therefore can be carried out without approval. Such works are known as ‘Exempt Development’ and include minor internal and external dwelling alterations, some air conditioning systems, garden sheds, fencing, paving and awnings. It is required that you check with Council first to determine if the work you intend to carry out requires an application or not.
Council has also classified some other slightly larger types of activities which are known as ‘Complying Development’. Approval is required to be issued for complying development works however it can be issued by either Council or a Private Certifier.
Where any works to development is carried out without Council approval or not in accordance with exempt or complying development requirements, on the spot fines can be issued and/or you can be prosecuted through the courts. If is therefore strongly advised that you contact Council before commencing any works.
The DA Assessment Process
Once a Development Application is lodged with Council, the following is a guide to the next steps taken in determining an application:
Notification and submissions - If required, the community is notified of the application and is entitled to make submissions about the proposed development.
Assessment commences - Assessing Officer commences assessment when notification period is finished. The application may be determined under delegated authority, or forwarded to Council for determination. DAs are assessed using Section 79C of the Environmental Planning and Assessment Act, 1979.
In determining an Application, Council takes into consideration:
- The provisions of relevant planning instruments and policies
- The likely impacts of the development including heritage and urban design impacts
- The suitability of the site
- Any submissions received
- The public interest.
Determination - Applicants and those who made submissions are informed of the determination. If consent is granted, applicants must obtain a construction certificate before commencing.
