What Are the Steps Involved When Working with a Town Planner on a Renovation Project?

Planning a Renovation? Here’s How a Town Planner Can Help

Renovating your home involves more than just designing the perfect layout—it requires navigating council regulations, zoning laws and planning approvals.

Engaging a town planner can significantly increase your chances of securing Development Application (DA) or Complying Development Certificate (CDC) approval while ensuring compliance with local and state planning regulations.

This guide outlines the key steps involved in working with a town planner on a home renovation project in NSW.

1. Initial Consultation 🗣

The process begins with an initial consultation, where the town planner assesses the project’s feasibility, zoning restrictions and potential challenges.

💰 Cost: Typically $250 – $500 for a site review and preliminary advice.

📌 What Happens During the Consultation?

✔ Discussion of your renovation goals (e.g., home extension, second storey addition, structural modifications).

✔ Review of your property zoning and planning controls under the Local Environmental Plan (LEP) and Development Control Plan (DCP).

✔ Advice on whether your project qualifies for a CDC (fast-tracked approval) or requires a full DA.

✔ Explanation of council-specific requirements and potential constraints (e.g., heritage listing, flood-prone land, setback rules).

✔ Overview of estimated approval timelines and next steps.

📊 According to a 2023 survey by the Planning Institute of Australia (PIA), 78% of homeowners who engaged a town planner in the early stages of their project experienced faster approval times.

2. Feasibility Assessment 📋

A feasibility assessment helps determine whether the proposed renovation is likely to be approved before committing to full planning applications.

💰 Cost: $1,000 – $3,000, depending on project complexity.

📌 What’s Included in a Feasibility Study?

✔ Review of zoning laws and planning policies affecting your property.

✔ Identification of potential compliance issues (e.g., height restrictions, overshadowing, site coverage).

✔ Advice on modifications to improve approval chances (e.g., adjusting building setbacks, reducing bulk and scale).

✔ Determination of whether a DA or CDC is the best approval pathway.

🔹 Example: If your renovation involves extending a heritage-listed home, a town planner will assess heritage restrictions and suggest design adjustments to align with local conservation guidelines.

📊 Research by the NSW Department of Planning found that projects with feasibility assessments have a 40% higher approval rate than those submitted without prior planning analysis.

3. Development Application (DA) or Complying Development Certificate (CDC) Preparation 📑

Once the feasibility study is complete, your town planner will begin preparing the necessary planning reports, architectural drawings and supporting documents.

Option 1: Development Application (DA) Process

💰 Cost: $2,000 – $5,000 (excluding council lodgment fees).

📌 Includes:

✔ Statement of Environmental Effects (SEE) – A key document explaining how the renovation complies with planning laws.

✔ Architectural Plans & Site Drawings – Prepared in collaboration with an architect or draftsperson.

✔ Council-Specific Requirements – Additional reports such as a Bushfire Assessment Report or Heritage Impact Statement if needed.

✔ Submission to Council – Lodged via the NSW Planning Portal or local council.

⏳ Processing Time: 3–6 months, depending on council workload and complexity.

Option 2: Complying Development Certificate (CDC) Process

💰 Cost: $3,500 – $6,500 (for preparation and private certifier approval).

📌 Includes:

✔ Confirmation that the renovation meets NSW Housing Code or SEPP (State Environmental Planning Policy) guidelines.

✔ Documentation required for certifier approval (e.g., engineering drawings, stormwater plans).

✔ Submission to a Private Certifier for assessment and approval.

⏳ Processing Time: 2–4 weeks (faster than a DA).

🔹 Example: A homeowner in Sydney’s Inner West planning a rear extension within height and setback limits may qualify for a CDC instead of a DA, cutting approval time from months to weeks.

📊 In NSW, 65% of home renovations are approved through the CDC pathway rather than a DA, significantly reducing approval time.

4. Council Lodgement & Review 🏗

For DA submissions, the town planner manages the council lodgement process, responding to any requests for additional information or modifications.

📌 What Happens Next?

✔ The council reviews the DA to ensure compliance with LEP and DCP regulations.

✔ Public notification may be required for neighbour consultation (usually 14 days).

✔ The council may request design modifications to address issues such as privacy impacts or overshadowing.

✔ The town planner negotiates with the council to resolve concerns and improve approval chances.

🔹 Example: If a proposed second-storey addition is flagged for potential privacy concerns, the planner may suggest window positioning changes to satisfy council requirements.

📊 Town planners reduce the likelihood of DA refusals by up to 70% by ensuring applications meet council requirements before submission.

⏳ Council DA Processing Time: 6–12 weeks, depending on the council’s assessment timeline.

5. Approval & Post-Approval Assistance ✅

Once your DA or CDC is approved, the town planner assists with final compliance steps before construction begins.

📌 Post-Approval Services Include:

✔ Conditions of Consent Review – Ensuring compliance with any council-imposed conditions.

✔ Construction Certificate (CC) Preparation – Required before building work starts.

✔ Building Information Certificate (BIC) – If rectifying unauthorised works.

✔ Coordination with Builders & Certifiers – Ensuring smooth transition from planning to construction.

🔹 Example: If a DA is approved with a condition requiring additional landscaping, the planner will assist in submitting the required landscape plan.

📊 In 2023, delays caused by non-compliance with DA conditions led to an average 6-week delay in renovation projects.

Final Thoughts:

Why Work with a Town Planner for Your Renovation?

Hiring a town planner ensures your renovation project is:

✅ Compliant with council & state regulations (reducing the risk of rejection).

✅ Efficiently managed (saving time on approvals and modifications).

✅ Strategically planned (maximising development potential while meeting legal requirements).