What is DA (Development Application)?

In the highly regulated Australian property market, securing Development Application (DA) approval is not just a legal requirement — it is a strategic milestone that determines the feasibility, value, and timeline of your project. Whether you are planning a boutique residential build or a large-scale mixed-use development, understanding the DA process is essential for navigating the pathway from concept to construction.

In this article, we demystify the DA process, outline critical steps, and highlight key risks and success factors every developer must know.

When is a DA Required?

A DA is generally required for:

• Construction of a new building (Erection of a Building)

• Extension or alteration of an existing building (Extension or Alteration)

• Change of land use (Change of Use)

• Subdivision or consolidation of land (Subdivision of Land)

Each local council may have specific triggers under their Local Environmental Plan (LEP) and Development Control Plan (DCP) that dictate when a DA is necessary.

Standard DA Process

The DA process is comprehensive and typically involves the following key stages:

1. Preparation of Application Documents

Applicants must engage a team of consultants (architects, engineers, planners, etc.) to prepare a complete suite of supporting documents, including but not limited to:

• Architectural Plans

• Stormwater and Infrastructure Plans (e.g., Sydney Water, Ausgrid, NBN assessments)

• Statement of Environmental Effects (SEE)

• BASIX Certificate (Energy and Water Efficiency Compliance)

• Geotechnical Reports

• Traffic Impact Assessment

• Landscape Design Plans

• Other specialist studies (e.g., Social Impact Assessment, Economic Impact Report)

2. Lodgement of the Application

Once all required documentation is compiled, the application is lodged via the council’s designated portal (such as the NSW Planning Portal), accompanied by the relevant application fees.

3. Public Notification and Consultation

Upon lodgement, the council will undertake a formal notification period where surrounding neighbours, community groups, and stakeholders can review the proposal and provide feedback. This promotes transparency and community engagement.

4. Assessment and Interagency Consultation

The council’s planning officers will assess the application against local and state planning policies, taking into account:

• Compliance with planning instruments (LEP, DCP)

• Public submissions

• Expert agency referrals (e.g., Transport for NSW, Environment Protection Authority)

5. Determination

Following the assessment, the council will make one of the following decisions:

• Approval

• Approval with Conditions

• Refusal

If refused, the applicant has the right to appeal the decision to the NSW Land and Environment Court.

6. Notification of Decision

The final decision will be communicated to the applicant and made publicly available. If approved, the developer can then proceed to the next stage, typically the application for a Construction Certificate (CC) or a Complying Development Certificate (CDC).

Timeframes and Risk Management

• Approval Timelines:A DA assessment can take anywhere from 3 months to over 12 months, depending on the complexity of the proposal, the quality of the documentation, and the council's workload.

• Common Risks:Potential delays may arise due to incomplete documentation, strong public opposition, legislative changes, or inter-agency objections. Proactive risk management and early stakeholder engagement are critical for mitigating these risks.