After we’ve received your application, there's a lot for us to do. The steps we follow include:
1. Preliminary Assessment. Here we check your application to identify whether we need any extra information, and if it needs to be referred to others for their input. We may contact you during this time to ask for extra information. If this happens, we can’t do anything until you supply it – so make sure to respond quickly or, if unsure about what you need to do, ask us.
2. Notifying adjoining property owners. Just as you'd like to be informed if next door was planning work that may impact you, sometimes we're required to let your neighbours know what you're planning.
If you are in the Great Lakes Area and are making a submission, you will need to include a "Political Donations Declaration".
3. Reviewing submissions. If feedback has been received from adjoining property owners, we review this to determine what needs to be done, if anything, in order to proceed.
4. Assessing your application. In the final stage we check every aspect of your proposal against:
- Current building regulations and codes.
- Local and state development plans and regulations.
- Environmental, social and economic criteria.
Once we've determined the outcome, the officer looking after your application will contact you with notification on whether approval has been granted, but you can check on the progress of your application at any time using our online tracking tool or contact our Customer Service Centre on 02 6591 7222
How long will it take?
Processing time is directly related to the complexity of your development. For straightforward DA’s, it may be as quick as 2 weeks, while for others it usually happens within 6 weeks if all the required information has been included.
After Receiving DA Approval
Receiving DA approval is an exciting step towards making your plans a reality, but it's not quite a green light.
You must read your determination notice carefully to understand your obligations before starting work.
Your approval often comes with a set of conditions that outline the requirements for how to carry out your development. Make sure you and your builder understand and carry out the work according to the Development Approval Conditions.
Your approval may take one of the following four forms:
1) Approval - Generally subject to certain conditions and with a maximum time limit of five years to start work on the development. It may require additional information to be submitted to Council.
2) Deferred Commencement - This is given when development applications have particular issues that need to be resolved within a fixed timeframe before the approval becomes 'active'.
3) Staged Consent - Given when a large development is proposed to be completed in stages. Council may approve the application in those stages. The D.A may also set "concept proposals" for the site which can be approved as concepts. Detailed proposals for separate parts of the site are subject to subsequent D.As. The application may set out detailed proposals for stage 1.
4) Refusal - Council refuses the development application.
You may also be required to obtain other approvals such as stormwater or driveway approvals.
If your proposal includes building or construction work, you'll need to obtain a Construction Certificate.
Modifying After DA Approval
We understand that sometimes things change! If any element of your proposed development changes after we've given consent, you’ll need to submit an application to modify.
Modifications must result in the development being substantially the same as the originally approved development.
When completing the application, you’ll need to indicate the type of modification you’re proposing, and provide appropriate details:
- Minor - Section 96(1) - to correct a minor error, an incorrect description or miscalculation.
- Minimal impact - Section 96(1A) - Where the modification has little environmental impact. For example, internal design changes or minor changes to the facade of a building.
- Other - Section 96(2) - Changes that may have a larger impact such as modifying the building height or additional lots within a subdivision.
Important: If your proposed modification means the outcome is substantially different from your original proposal, you’ll need to submit a new development application.
Review of Development Application Determination
After the decision has been made, the applicant may apply for a review of this decision, or a modification to the development consent conditions.
In accordance with Section 82A of the Environmental Planning and Assessment Act 1979, the applicant may apply for a review of development application determination other than:
a) A determination to issue or refuse a complying development certificate.
b) A determination in respect of designated development.
c) A determination in respect of integrated development.
The application for review must be lodged with Council within six months of the original determination.
We suggest you should discuss this with your Assessment Officer prior to preparing your application.
Appealing a Determination
You are able to appeal DA decisions under the Environmental Planning & Assessment Act 1979 and Environmental Planning & Assessment Regulations 2000.