The DA process

Before you prepare and lodge an application, we encourage you to discuss it with one of Council's planners to obtain general advice. This is a free service, available via appointment for over the phone or in person.

The benefits of pre-lodgement advice include:

• access to all the professionals who may be involved in assessing your application at an early stage, and to save you time and money in preparing your application;
• understanding early in the process what it is you are trying to achieve; and
• agreement on what is required, as well as what is (or is not) possible on the proposed development site.

Our DA checklist page also provides guidance with what information may be required to be submitted with each type of application.

The NSW Planning Portal is also helpful online tool to assist with the process of identifying what may be permissible on your property and what you need to get prepared to make an application.

You must prepare and submit your development application on the NSW Planning Portal.

The NSW Government Department of Planning, Industry and Environment has created a guide to walk you through registration and lodgement on the Planning Portal. 

This short video also provides a simple explanation of how to use the Portal to lodge a DA.

When a DA is submitted, we will then check that all information is complete. If further information or clarification is required, you will be notified and asked to provide the information.

Once your application is complete and accepted for lodgement on the Planning Portal, we will contact you for payment. Your application will not be considered as lodged until the application fees have been paid in full.

Lodge a DA

In most instances, Council will be the consent authority for the DA. In certain circumstances, we may only undertake the assessment process and a regional panel or another government agency will act as the consent authority.

Once submitted, your application will be allocated to a member of our planning team.

Depending on the nature of the development, your application may be placed on public exhibition.

If so, our team will carefully consider all matters raised during the exhibition period.

What is considered during assessment?

Council must consider a number of statutory matters when assessing your application. These are outlined in section 4.15 of the Environmental Planning and Assessment Act 1979 and include:

• the provision of any environmental planning instrument ie. state environmental plans, regional environmental plans, and local environmental plans
• the provision of any draft environmental planning instrument (that is or has been placed on public exhibition)
• any development control plans
• the likely impacts of the development (including environmental impacts on both the natural and built environments, and social and economic impacts in the locality)
• the suitability of the site for the development
• advice from internal and external agencies
• any submissions made
• the public interest

Council or the consent authority may then grant development consent (usually subject to a number of conditions) or may refuse your application.

Following the complete and proper consideration of your application, a determination will be made.

Council officers have delegation from the CEO and the elected council to determine certain applications on behalf of Council. The elected council determines applications that are outside of staff delegation.

If permission is granted for your project, you'll obtain a development consent. Your development consent will outline any conditions that must be addressed prior, during and upon completion of construction or prior to use commencing. You may also have to obtain a number of other certificates or approvals.

The DA is valid for a period of five years, in which time works must commence or the consent lapses. Once the development has commenced, the consent cannot lapse.

What if consent is refused?

If the assessment officer or council is not in a position to support your proposal, development consent will not be granted. If this occurs, the assessment officer will then contact or meet with you to discuss issues and explain Council's position.

Once you have obtained development consent, there may be a number of other applications, certificates or notices your proposal may require.

Construction certificates

A construction certificate is an approval to carry out building work or subdivision work in accordance with a development consent. You must obtain a Construction Certificate before works can commence.

You may lodge an application with Council for a Construction Certificate at the same time you lodge an application for development consent, or after development consent is granted.

Find out how to apply for a construction certificate.

Or if you’re after more information about the whole construction process, head to our construction process page.

Modification of consent

You may apply to modify your development consent provided that the proposed development as modified is still substantially the same development. Section 4.55 of the Environmental Planning and Assessment Act 1979 stipulates the requirements for modification of consents. There are three categories that a modification of consent may fall into:

• 4.55(1) minor error, misdescription or miscalculation
• 4.55(1A) minimal environmental impact
• 4.55(2) other modification where the modified development is substantially the same development as the development that was granted consent

To modify a consent, you must submit an application. Refer to our Apply for a Development Application page to submit the application.

If the proposed modification does not fall into one of the above categories, you must lodge a new development application.