Checklist: Documents & Information a Town Planner Needs for a Renovation Project

Planning a Renovation?

Here’s What You Need to Get Started

If you're planning a home renovation, extension or addition, engaging a town planner can simplify the approval process and increase your chances of securing Development Application (DA) or Complying Development Certificate (CDC) approval.

However, before your planner can lodge an application, they will need to prepare specific documents and information to lodge a comprehensive submission.

This checklist outlines everything you need from your town planner for a smooth and efficient approval process.

Why Do You Need These Documents?

Local councils assess renovation applications based on planning controls, zoning regulations and environmental impact.

The more complete and well-prepared your application, the higher your chances of fast approval.

📊 According to the NSW Department of Planning, 65% of DA delays result from missing documents, incomplete forms, or insufficient supporting evidence.

Essential Documents from Your Town Planner

1. Site Plans & Floor Plans 📐

✔ What It Includes:

• Existing & proposed site plans (drawn to scale, usually 1:100 or 1:200).

• Floor plans showing layout changes, extensions, or new structures.

• Elevations & sections (for extensions or second-storey additions).

• Roof plans, landscaping details, and driveway modifications (if applicable).

🔹 Why It’s Important:Councils require detailed site drawings to assess compliance with height restrictions, setbacks, overshadowing, and site coverage limits.

📊 Site plans must be professionally prepared by an architect, building designer or draftsperson to meet council requirements.

2. Zoning & Property Information 🏡

✔ What It Includes:

• Zoning certificate (Section 10.7 Planning Certificate) from the local council.

• Local Environmental Plan (LEP) and Development Control Plan (DCP) references.

• Title search & deposited plans (to confirm legal property boundaries).

• Bushfire risk, flood risk, or heritage conservation information (if applicable).

🔹 Why It’s Important:A town planner will review zoning regulations to determine whether the project is permissible under council planning laws or requires additional approvals (e.g., heritage or environmental impact assessments).

📊 In NSW, properties in bushfire-prone areas may require a Bushfire Attack Level (BAL) Assessment, adding additional steps to the DA process.

3. Statements of Environmental Effects (SEE) 📑

✔ What It Includes:

• Explanation of how the project complies with council planning controls.

• Assessment of potential environmental, noise, traffic and privacy impacts.

• Justification for any variations to planning controls (e.g., height, floor space).

• Supporting documents such as bushfire reports, stormwater drainage plans or heritage impact assessments.

🔹 Why It’s Important:A Statement of Environmental Effects (SEE) is required for all Development Applications and outlines how the renovation will minimise environmental and community impact.

📊 A well-prepared SEE improves DA approval rates by up to 50% compared to applications lacking proper impact assessments.

4. Neighbour Consultation (If Required) 🏘

✔ What It Includes:

• Evidence of neighbour notification or objections (for projects requiring community consultation).

• Letters of support from adjacent property owners (if beneficial).

• Shadow diagrams or privacy impact reports (for multi-storey extensions).

🔹 Why It’s Important:Some councils require formal notification of neighbours for projects that may impact views, privacy or sunlight access.

📊 According to council data, neighbour objections contribute to 30% of DA rejections. Engaging with neighbours early can prevent delays.

5. Council Application Forms & Fees 💰

✔ What It Includes:

• DA or CDC application forms (completed and signed).

• Council lodgment fees (varies based on project value).

• Long Service Levy payment (for renovations over $25,000).

• Additional fees for bushfire, flood, or heritage assessments (if required).

🔹 Why It’s Important:Incomplete or incorrect application forms can delay approval timelines or lead to outright rejection.

📊 Council fees for DAs in NSW range from $500 – $2,500, depending on the estimated cost of construction.

Additional Supporting Documents That May Be Required

While the above documents form the core of any DA or CDC application, some projects may require additional reports.

📌 If Your Property is in a Heritage Area:

✔ Heritage Impact Statement (HIS) explaining how the renovation aligns with conservation guidelines.

📌 If Your Property is in a Bushfire-Prone Zone:

✔ Bushfire Attack Level (BAL) assessment and compliance with Australian Standard AS3959.

📌 If Your Renovation Involves Stormwater or Drainage Changes:

✔ Stormwater Management Plan or On-Site Detention (OSD) report.

📌 If Your Project Involves Unauthorised Building Works:

✔ Building Information Certificate (BIC) application to legalise existing work.

📊 In Sydney’s Inner West, approximately 15% of renovation applications include a Heritage Impact Statement due to conservation precinct overlays.

How a Town Planner Uses These Documents to Streamline Your Approval

Once all required documents are compiled, your town planner will:

✅ Review all zoning and property constraints to ensure compliance.

✅ Prepare a compelling SEE report addressing any planning concerns.

✅ Liaise with council and consultants (architects, engineers, heritage advisors).

✅ Negotiate any objections or compliance issues to improve approval chances.

📊 According to a study by the Planning Institute of Australia (PIA), working with a town planner can improve DA approval rates by 60% and reduce processing times by 30%.