What is Integrated Development and How Does It Affect My DA?
- Richard Mead
- 3 days ago
- 4 min read
Integrated Development in NSW: What It Means and Why It Matters
Most development applications in NSW are assessed solely by council under the Environmental Planning and Assessment Act 1979. But some types of development require approvals from other government agencies in addition to council. This is called integrated development, and it adds an important layer to the DA process.
In short: Integrated development is development that requires a development consent from council and one or more approvals from other government agencies under separate legislation. The approvals are processed together through the one DA, but each agency makes its own decision.
What Makes a DA Integrated Development?
A DA becomes integrated development when it requires an approval, licence, permit or authority under one of the Acts listed in Section 4.46 of the EP&A Act. Common triggers include:
Water management works near waterways or involving drainage works: requires a controlled activity approval from the Natural Resources Access Regulator (NRAR) under the Water Management Act 2000
Heritage Act approvals: works to State Heritage Register items require an approval from the Heritage Council of NSW
Bush fire safety authorities: certain development in bush fire prone areas requires a bush fire safety authority from the NSW Rural Fire Service
Environment Protection Licences: some industrial or commercial activities require a licence from the NSW Environment Protection Authority (EPA)
Fisheries approvals: works near fisheries habitat may require concurrence from the Department of Primary Industries
How Does the Integrated Development Process Work?
When a DA is lodged as integrated development, council notifies the relevant government agency (called the approval body) and provides them with a copy of the application. The approval body assesses the application against its own legislation and issues a concurrence or approval (called a general terms of approval or GTA).
Council cannot grant development consent that is inconsistent with the GTAs issued by the approval body.
Step-by-Step: Navigating Integrated Development
Identify whether the proposed development triggers any of the integrated development approvals listed in Section 4.46 of the EP&A Act.
Contact the relevant approval body before lodging the DA to understand their requirements.
Prepare any reports or information required by the approval body (e.g. a controlled activity approval application for NRAR).
Lodge the DA with council through the NSW Planning Portal, identifying the integrated development approvals required.
Council notifies the approval body and the approval body assesses the application.
The approval body issues its GTAs (or refuses the approval).
Council finalises its assessment and issues (or refuses) the development consent, incorporating the GTAs as conditions.
Real-World Examples
Example 1: Residential subdivision near a waterway
A Torrens title subdivision is proposed on a lot with a creek running along the rear boundary. The subdivision involves drainage works within the creek buffer. This triggers the need for a controlled activity approval from NRAR under the Water Management Act. The DA is lodged as integrated development. NRAR assesses the works against their controlled activity guidelines and issues GTAs requiring riparian buffer setbacks and erosion and sediment control measures.
Example 2: Industrial development requiring an EPL
A large manufacturing facility is proposed in an industrial zone. The scale of the operation means it requires an Environment Protection Licence from the EPA under the Protection of the Environment Operations Act 1997. The DA is lodged as integrated development. The EPA assesses the application and issues GTAs addressing air quality, noise emissions and chemical storage.
Common Misconceptions
"If council approves the DA, I have all the approvals I need."
Not necessarily. Integrated development requires separate approvals from each relevant agency. Council's consent alone does not satisfy those other approval requirements.
"Integrated development always takes longer."
It often does, because multiple agencies are involved, but the timeframes are managed through the DA process. Early engagement with approval bodies before lodging the DA can reduce delays.
"My DA is not integrated development because it is a small project."
Scale is not the determining factor. The trigger for integrated development is the nature of the activity and whether it falls under one of the listed Acts in Section 4.46 of the EP&A Act.
Frequently Asked Questions
What are general terms of approval?
GTAs are the conditions that an approval body (such as NRAR or the RFS) imposes as part of its approval. They become conditions of the development consent.
Can an approval body veto a DA?
If an approval body refuses to grant its approval or concurrence, council cannot approve the DA. In effect, yes.
How do I know if my project is integrated development?
A town planner NSW can identify whether your project triggers any integrated development approvals. The NSW Planning Portal also has guidance on common triggers.
Does integrated development cost more?
There are additional fees payable to each approval body. The overall cost depends on the agencies involved and the complexity of their assessment.
Can I lodge a DA before getting the approval body's GTAs?
Yes. The GTAs are obtained during the DA process, not before lodging. However, pre-lodgement engagement with the approval body is strongly recommended.
What is the difference between integrated development and concurrence?
Concurrence is a specific type of integrated development requirement where another agency must agree to the DA before council can approve it. GTAs are the conditions of that concurrence.
