What is a Development Application (DA)?

How to Prepare and Lodge a Development Application in NSW:

A Complete Step-by-Step Guide

If you're planning to build, renovate, subdivide or change the use of land in NSW, chances are you'll need to lodge a Development Application (DA).

The process might appear overwhelming at first, but understanding what’s required and how it all fits together is the key to a smooth approval.

This guide outlines the typical DA process followed by most NSW councils, including what documents you’ll need, what issues you’ll need to address and what to expect from lodgement to determination.

What is a Development Application?

A Development Application is a formal request for consent to carry out development on land. This includes:

• Constructing a new residential, commercial or industrial building

• Making alterations or additions to an existing structure

• Subdividing land or buildings (Torrens, strata or community title)

• Demolishing structures

• Changing the use of a premises (e.g. turning a retail shop into a cafe)

Some low-impact development types may be exempt from requiring council approval.

Others may qualify for a Complying Development Certificate (CDC) under state policy. If your proposal doesn't meet exempt or complying criteria, a DA is required.

The 7 Steps to Lodging a DA

Step 1: Gather Information

Start by checking what planning controls apply to your site. This includes:

• Local Environmental Plans (LEPs): Control land zoning, use, building heights, heritage, and floor space ratios.

• State Environmental Planning Policies (SEPPs): Cover matters such as affordable housing, biodiversity, flood risk and infrastructure.

• Development Control Plans (DCPs): Provide detailed design criteria for setbacks, privacy, landscaping, parking and more.

• Other Controls: These may include the Building Code of Australia, Australian Standards, the Disability Discrimination Act, and specific council policies.

You should also obtain a Section 10.7 Planning Certificate to confirm zoning and site-specific constraints, and investigate flood risk, drainage, heritage overlays, contamination potential and adjoining uses.

For awnings or works affecting public land, an engineering report may be required early in the process.

Step 2: Consider a Pre-Lodgement Meeting

For large or complex proposals such as mixed-use buildings, sites in sensitive locations, or heritage items a pre-lodgement meeting with council can be valuable.

These meetings help:

• Identify potential issues before formal lodgement

• Clarify design requirements or referral agency needs

• Prevent costly amendments later

To arrange a meeting, you’ll need to submit draft plans, a preliminary Statement of Environmental Effects (SEE) and a fee (based on development cost).

The SEE should outline floor space, numerical calculations, planning compliance and any variations to controls.

Council officers will inspect the site and issue written advice following the meeting. This advice is not binding but can significantly reduce delays.

Step 3: Prepare Plans and Documentation

You’ll need a detailed suite of plans and models that accurately represent your proposal, including:

• Site Plan (1:200 scale minimum)

• Floor and Roof Plans (to scale)

• Elevations and Sections (including AHD levels)

• Survey Plan (for all new builds, pools, boundary works, or development near fences)

• Shadow Diagrams (for multi-storey builds or height variation proposals)

• Landscape Plan (for new builds)

• Stormwater Drainage Plan (concept plan sufficient at DA stage)

• Subdivision Plan (if applicable)

• Streetscape Elevation (if requested by council)

• Photomontage or 3D Model (required for SEPP 65 developments or larger proposals)

Plans must show all BASIX requirements and differentiate proposed alterations with colour. Some projects may require a physical architectural model, particularly if they exceed 15 metres in height or cover more than 10,000 sqm.

Step 4: Prepare a Statement of Environmental Effects (SEE)

The SEE is a critical document. It must clearly explain:

• What the proposal involves (including use, hours, staff numbers, signage, deliveries, noise, public access or entertainment)

• Why the site is suitable for the development

• How the proposal complies with planning controls and objectives

• The potential environmental, social and economic impacts (e.g. privacy, views, shadowing, noise, traffic)

• Design responses to minimise adverse effects

• Justifications for any departures from controls

For non-residential uses, details around operational management, patron behaviour, waste handling and trading hours are essential.

For proposals that exceed development standards (e.g. height, FSR), a Clause 4.6 variation request must be submitted demonstrating that strict compliance is unreasonable or unnecessary.

Step 5: Compile Supplementary Reports and Documentation

Depending on the site and proposal, additional documents may be required, including:

• Access Report (for DDA compliance)

• Acoustic Report (e.g. for gyms, childcare, late-night venues)

• Affordable Housing Report (for loss of low-rental stock)

• Arborist’s Report (for trees affected by the proposal)

• BASIX Certificate (mandatory for all new residential dwellings)

• Contamination and Remediation Reports

• Design Verification Statement (for residential flat buildings under SEPP 65)

• Fire Safety Upgrade Report

• Flood and Drainage Reports

• Geotechnical and Hydrogeological Reports

• Heritage Impact Statement or Conservation Management Plan

• Plan of Management (for uses like boarding houses, places of worship, licensed premises or childcare)

• Traffic and Parking Impact Assessments

• Site Waste and Recycling Plan

• Schedule of Colours and Finishes

• Social Impact Statement (for larger or high-impact projects)

• Acid Sulfate Soils Reports (where mapped)

These documents must be prepared by qualified experts and tailored to the site and proposal.

Step 6: Complete the Application Form

The DA form includes:

• Detailed project description

• Owner’s consent (signed by all owners, including body corporate or strata)

• Political donations disclosure (if applicable)

• Estimated cost of works (which determines the DA fee)

If your proposal qualifies as integrated development, you'll need to pay referral fees and include enough detail for other government agencies (e.g. RMS, NSW Police, WaterNSW) to assess the application.

Projects over $500,000 require a detailed cost report from a registered quantity surveyor.

Step 7: Lodge the Application

DA lodgement requires:

• A fully completed DA form and checklist

• Owner’s consent

• Plans and supporting documents in PDF format on USB (unlocked, named and under 3MB each)

• Cost report

• Statement of Environmental Effects

• BASIX Certificate (if applicable)

• Political Donations Disclosure (if applicable)

• Full payment of fees (based on cost of works or number of lots)

Most councils now accept online lodgements through their planning portals. Once received, you'll be issued an Application Reference Number and assigned a planning officer.

What Happens After Lodgement?

Assessment Process

The application is reviewed in accordance with Section 4.15 of the Environmental Planning and Assessment Act 1979. This includes:

• Reviewing submissions from neighbours or the public

• Assessing compliance with LEP, SEPPs, DCPs and council policy

• Analysing impacts on privacy, amenity, streetscape, views, sunlight and traffic

• Referring to internal specialists (e.g. heritage, engineering) or external agencies

If additional information is required, the planning officer will contact you by phone or email. In some cases, you may be invited to submit amended plans but this is at council’s discretion.

Notification and Public Exhibition

Most DAs are exhibited for public comment. This involves:

• Letters to adjoining neighbours

• Online exhibition of plans and documents

• Newspaper notices for significant developments

Submissions from neighbours must be considered before the application is determined.

Decision and Determination

The application is then determined by:

• A council planning officer (under delegated authority)

• A Local Planning Panel (if the proposal is contentious, breaches standards by 10%+, or has over 10 objections)

• A Regional Planning Panel (for regionally significant development over $30 million CIV or specific triggers)

You’ll receive a Notice of Determination with either approval (including conditions) or refusal (with reasons).

After Approval: Conditions, Modifications and Certificates

If your DA is approved:

• You must comply with all conditions of consent

• You may need to obtain a Construction Certificate before starting work

• Development contributions or Long Service Levies may be payable

Changes to an approved DA require a Section 4.55 modification, which may be minor or substantial. Some changes will need to be re-exhibited.

If your DA is refused, you may:

• Lodge a request for review (within 6 months)

• Lodge an appeal to the Land and Environment Court (within 6 months)

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Need Help with Your DA in NSW?

StraightLine Planning helps homeowners, investors and businesses prepare and lodge development applications that meet council expectations.

From Statements of Environmental Effects and Clause 4.6 variations to coordinating supporting consultants, we offer a complete service across all council areas in NSW.

Get expert help with your next DA. Reach out today and let’s simplify the path to approval.