How to prepare your DA
The following items need to be prepared and submitted for all development applications (DAs):
Depending on the scope of your proposed development there are different forms for different categories:
- small scale residential
- small scale commercial
- food and drink premises
- all others (any development that does not fit the above 3 categories).
When lodging your DA you must submit a completed application form along with verified consent from all of the registered owners including details of the proposed development.
If a company owns the property, the company stamp or seal is required. If the building is subject to a strata scheme, the owners' corporation seal and authorised signatures are required. Proposed development details include:
- the existing use
- operating hours
- staff numbers
- goods to be produced or stored
- existing and proposed car spaces
- loading facilities.
In addition to the application fee, many applications also require payment of an advertising notification fee. Integrated developments attract additional fees as most need to be advertised and notified. Neighbourhood Service Centre staff can provide advice on which fees apply to your DA.
Estimated cost of works
In the case of construction or building work, the development application fee is based on the estimated cost of development and the cost incurred if a contractor carries out the works. The cost incurred does not apply to an owner-builder carrying out the works.
The following are examples of items to include in the development cost:
- Preliminaries: scaffolding, hoarding, fencing, site sheds, delivery of materials, waste management.
- Internal fit out: flooring, wall finishings, fittings, fixtures and bathrooms.
- Demolition works: including cost of removal from the site and disposal.
- Professional fees as part of the design: architect’s and consultant’s fees.
- Site preparation: clearing vegetation, decontamination or remediation.
- Excavation or dredging: including shoring, tanking, filling and waterproofing.
- Internal services: plumbing, electrics, air conditioning, mechanical, fire protection, plant and lifts.
- External services: gas, telecommunications, water, sewage, drains and electricity to mains.
- Building construction and engineering: concrete, brickwork, plastering, steelwork/metal works, carpentry/joinery, windows, doors and roofing.
- Other structures: landscaping, retaining walls, driveways, parking, boating facilities, loading area and pools.
- Other related work.
- Charges and fees (for section 61 only): GST, Long Service Levy, Development Application fee, construction.
If the estimated cost of works are:
- $0 to $150,000: A cost summary report, available for download below, must be submitted on lodgement of the development application which is prepared by the applicant or a suitably qualified person*.
- $150,000 to $3 million: A cost summary report, available for download below, prepared by a suitably qualified person* must be submitted on lodgement of the development application.
- Over $3 million: A registered quantity surveyor’s detailed cost report, available for download below, verifying the cost must be submitted on lodgement of the development application.
In the case of development which exceeds $40 million in cost, it is imperative that an accurate estimate is determined at development application stage as this will determine the correct consent authority.
Please note: The Central Sydney Planning Committee is the consent authority for all development over $50 million.
*The following people are recognised as suitably qualified persons:
- a builder who is licensed to undertake the proposed building works
- a registered quantity surveyor
- a registered architect
- a practising qualified building estimator
- a qualified and accredited building designer
- a person who is licensed and has the relevant qualifications and proven experience in costing of development works at least to a similar scale and type as is proposed.
Misrepresenting the value of the development will result in delays in the assessment of the development application and will necessitate reassessment/redetermination of the matter.
A minimum of 5 sets of scaled drawings must be prepared for the proposed development, which must include the following points.
- A site plan showing the location of the proposed development within a building or within the locality, which should also identify the actual site, streets, adjoining properties and a north point.
- Plans showing details of the proposed development in relation to adjoining premises and streets if applicable.
- The floor plan of the whole floor if the proposed development is only for part of a floor of a building.
- Elevations showing the view of the development from all visible sides in relation to adjoining premises*.
- Sections through appropriate areas of the site*.
- A clear distinction between alterations and additions – new work must be coloured.
- Drawings that are to scale, normally at 1:100, and suitably numbered and dated.
- Drawings folded to A4 size with the title block to the front.
- Signage application information, which under the City's Advertising Sign Code requires plan and elevation details of the location, size and width of the sign, its height above ground, materials, colouring, text to be displayed including size of lettering, graphics, logo and illumination.
* Not required if no new work is proposed.
We require digital copies of applications, including plans and documentation.
Note: If your application is for integrated development an extra set of plans and an extra digital copy must be provided for each referral agency.
Statement of Environmental Effects
Any expected impact of the development on the environment, adjoining premises or the public, needs to be detailed in a Statement of Environmental Effects.
It should also include a description of the current situation and the proposed development.
If the development has minor or no environmental impact, the statement may be included on the DA form.
Last updated: Wednesday, 26 August 2015