Do I Need an Architect or a Town Planner for My DA in NSW?

When lodging a Development Application (DA) in New South Wales, a common question people ask is, Do I need to hire an architect, a town planner or both? 

The answer depends on the complexity of your project, but understanding the roles of each professional is critical if you want your DA approved efficiently and without costly delays.

Many residential and commercial applications require input from multiple experts.

Architects and town planners bring different but complementary skills to the table.

Choosing the right team for your project can significantly increase your chances of success.

Note: StraightLine Planning employs town planners, drafties and architects who all work hand in hand on your project to ensure the highest opportunity for success.

What an Architect Does

An architect is focused on the design of the building. Their role includes:

• Creating architectural drawings, including site plans, floor plans and elevations

• Designing a layout that suits the occupant's needs and complies with the Building Code of Australia

• Recommending materials and construction methods

• Ensuring the design meets requirements for sunlight, ventilation and internal functionality

• Coordinating with structural engineers, hydraulic engineers or certifiers as needed

Architects are essential for bringing your vision to life. However, they are not always trained in interpreting planning instruments like the Local Environmental Plan (LEP) or Development Control Plan (DCP). That’s where town planners are necessary.

What a Town Planner Does

A town planner’s job is to assess the project from a compliance and approval perspective. Their responsibilities include:

• Determining whether the project is permissible under local and state planning legislation

• Preparing the Statement of Environmental Effects (SEE), which is a required part of every DA

• Assessing how the proposal aligns with LEP, DCP and State Environmental Planning Policies (SEPPs)

• Managing correspondence with council officers and responding to Requests for Information (RFIs)

• Helping with applications for variations to controls, including Clause 4.6 variations for height, floor space ratio or setbacks

• Coordinating input from specialists such as bushfire consultants, acoustic engineers or heritage advisors

Planners help clients navigate complex or unusual sites, and they are particularly valuable when council feedback is uncertain or negative.

When You Need Each Professional

Minor works or internal fit-outs

If you are making minor changes to the inside of a building that fall under exempt or complying development codes, you may not need either professional. A certifier or building designer may be enough.

Residential renovations or secondary dwellings

If you are building a new home, a duplex, a granny flat or a major addition, you will likely need both an architect and a town planner.

The architect will handle the design and technical drawings, while the planner will ensure the application meets planning controls and manages council communication.

Complex, constrained or high-risk sites

If your property is flood-prone, bushfire-affected, in a heritage zone or subject to slope constraints, a town planner is essential.

They will manage consultant reports and prepare the necessary planning arguments to support your proposal.

Case Study: Residential Flat Building in Marrickville

A small developer engaged StraightLine Planning to assist with a three-storey residential flat building on an R3-zoned site in Marrickville. The lot had an irregular shape, heritage items nearby and significant slope at the rear.

The architect led the design process, delivering a scheme that met apartment design guidelines and offered quality internal layouts. StraightLine Planning handled all planning compliance. We:

• Identified that the building marginally exceeded the height standard and prepared a Clause 4.6 variation

• Prepared a comprehensive Statement of Environmental Effects referencing Marrickville LEP and DCP

• Commissioned acoustic and traffic reports and coordinated with a private bushfire consultant

• Managed communication with Inner West Council and responded to the Request for Information in under five days

The result was a DA approval issued in ten weeks, with no need for design amendments and no formal objections received.

For most DAs in NSW, especially those involving construction, alterations or commercial change of use, both an architect and a town planner are necessary.

The architect brings the vision and design expertise.

The planner ensures the application meets legal and strategic requirements.

When used together, they improve your chances of council approval and can save you months of delays.

StraightLine Planning works closely with design professionals and property owners across NSW.

Whether you’re in Marrickville, Parramatta, Gosford or Penrith, we provide planning reports, Clause 4.6 submissions, BIC support and complete DA management.

Contact StraightLine Planning today to discuss your project.