What is the Difference Between a DA and a Complying Development Certificate (CDC)?
- Richard Mead
- May 28
- 3 min read
DA vs CDC: Understanding Your Approval Pathway in NSW
In NSW, most development requires some form of planning approval before work begins. The two most common pathways are a Development Application (DA) and a Complying Development Certificate (CDC). Choosing the right pathway can save you significant time and money, or it can result in delays if you choose the wrong one.
In short: A DA is assessed by council against a range of planning controls. A CDC is a faster, code-based approval issued by a private certifier or council when a project meets specific pre-set standards.
What is a DA?
A Development Application is a merit-based assessment lodged with your local council. Council exercises discretion when assessing a DA and considers the LEP, DCP, SEPPs and any relevant submissions from neighbours or agencies.
DAs are appropriate for projects that are more complex, do not meet complying development standards or involve heritage constraints, flood-affected land or sensitive environments.
What is a CDC?
A Complying Development Certificate is an approval pathway where, if your project meets all the relevant code standards, approval is essentially automatic. There is no merit assessment. The certifier checks that the standards are met and issues the certificate.
CDCs are governed by the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008, commonly called the Codes SEPP.
Key Differences at a Glance
Decision maker: DA: Council (or the Sydney Eastern City Planning Panel for larger applications) CDC: Accredited private certifier or council certifier
Assessment type: DA: Merit-based, with council discretion CDC: Code-based, no discretion
Timeframe: DA: 40 days statutory minimum, often longer CDC: 20 days statutory minimum, often faster
Neighbour notification: DA: Yes, typically CDC: No formal notification required
Suitable for: DA: Complex, heritage-affected, non-compliant or sensitive development CDC: Straightforward residential and some commercial development that meets all code standards
Step-by-Step: Choosing the Right Pathway
Identify the land use zone and confirm the proposed development is permissible under the LEP.
Check whether the site has any constraints that exclude CDC (heritage items or conservation areas, flood-prone land, certain bush fire zones).
Compare your proposed design against the Codes SEPP standards (setbacks, height, floor space ratio, lot size).
If all CDC standards are met and no exclusions apply, a CDC may be the faster and more cost-effective route.
If any standards are not met or the site has constraints, a DA will be required.
Real-World Examples
Example 1: New single-storey addition A homeowner in a standard residential zone wants to add a single-storey rear extension. The site is not heritage-affected and the design meets all Codes SEPP standards. A CDC can be issued by a private certifier, typically within a few weeks.
Example 2: Extension in a heritage conservation area The same extension on a property within a heritage conservation area cannot use the CDC pathway. A DA is required and a Heritage Impact Statement must accompany the application.
Common Misconceptions
"A CDC is always faster."
Usually, but not always. If a certifier raises questions or requests additional information, the process can extend. A well-prepared DA with a clear Statement of Environmental Effects can sometimes be determined faster than an under-prepared CDC application.
"Anyone can issue a CDC."
Only accredited certifiers registered under the Building and Development Certifiers Act 2018 can issue CDCs. Your builder cannot issue one.
"If my project is small, it qualifies for a CDC."
Size is not the determining factor. The project must meet every applicable standard in the Codes SEPP. A small structure in the wrong location can still fail.
Frequently Asked Questions
Can I use a CDC for a change of use?
In most cases, no. Change of use approvals generally require a DA. There are limited circumstances where complying development covers change of use in commercial zones, but these are specific and should be confirmed with a town planner NSW.
Can a CDC be refused?
If the project meets all the standards, a CDC cannot technically be refused on merit. However, if standards are not met, the certifier cannot issue the certificate.
What happens if I do complying development without a CDC?
This is unlawful development. You may be required to seek a Building Information Certificate retrospectively or face enforcement action by council.
Is a CDC cheaper than a DA?
Not necessarily. Certifier fees vary. The overall cost depends on the complexity of the project and the consultants involved.
Can council override a CDC?
Council does not assess or approve CDCs. However, if a CDC is issued incorrectly, council can take enforcement action.
Do neighbours get notified about a CDC?
No. There is no formal neighbour notification for complying development.
