Five steps to preparing a DA

1. Be sure to understand what development rules apply
2. Prepare plans, drawings and other material (see below)
   
3. Prepare the Statement of Environmental Effects
4. Complete the DA application form (PDF) which includes a lodgement checklist
5. Lodge your application and pay the fees

Development Application (DA) Guide

Our Development Application (DA) Guide (PDF 256.8 kb) can guide you through the five steps listed above. The DA Guide's annexures are:

• Annexure 1 - Guide for preparing Demolition Reports (PDF)
• Annexure 2 - Guide for preparing a Statement of Heritage Impact (PDF)
• Annexure 3 - Guide for preparing Geotechnical and Hydrogeological Reports (PDF)
• Annexure 4 - Guide for preparing Contaminated Land Reports (PDF)
• Annexure 5 - Activities requiring approval under section 68 of the Local Government Act 1993 (PDF)
  
• Annexure 6 - Standard colours for architectural plans (PDF)
  
• Annexure 7 - Guide for preparing Acid Sulphate Soils Reports (PDF)
• Annexure 8 - Guide for preparing Trees Reports (PDF)
• Annexure 9 - Guide for political donations and gifts (PDF)
• Annexure 10 - Waste Minimisation and Management (PDF)

What do I need to submit?

The information varies considerably from site to site due to the type of building or development proposed, but all applications must submit:

• the Development Application form (PDF) with the signatures of all owners of the land subject to the application
• a Statement of Environmental Effects (SEE)
• Architectural plans for any building work - Standard Colours for Architectural Plans (PDF). You may also choose to submit a Schedule of Materials and/or Sample Boards with your plans.
• a BASIX Certificate from the NSW Government
• A4 size Neighbour Notification plans (drawing) are required in most cases and should be submitted as routine by any applicant

In addition, your application may be supported by any number of expert reports, these can include:

• Fire Safety Audit - Smoke Alarms are required by law in every dwelling. We often ask for buildings to be upgraded to comply with current fire safety standards and the Building Code of Australia as part of change of use applications or where alterations or additions are proposed. 
• Shadow Diagrams addressing solar access
• Sight Line Analysis Plans addressing privacy and view sharing
• Heritage Impact Statement describes how the proposal will minimise negative impacts to heritage items - see the Guide for preparing a Statement of Heritage Impact (PDF)
• Heritage Conservation Management Plan
• Stormwater Management Plan
• Rushcutters Bay Catchment Flood Study - more information
  
• Flood Analysis Report
• Geotechnical and Hydrogeologic Report - see the Guide for preparing Geotechnical and Hydrogeological Reports (PDF)
• Arborist Report - see Guide for preparing Trees Reports (PDF) which covers Arboricultural Assessment Reports, Tree Management Reports, Transplant Method Statements and Root Mapping Reports.
  
• Landscape Plan
• Contaminated Land Reports - see the Guide for preparing Contaminated Land Reports (PDF)
• Acid Sulphate Soils Reports - see the Guide for preparing Acid Sulphate Soils Reports (PDF)
• Residential Flat Building Design Verification - more information
• Acoustic Report
• Erosion and Sediment Control Plan
• Demolition Management Plan - see the Guide for preparing Demolition Reports (PDF) for properties not listed as heritage items and properties not within a heritage conservation area
• Construction Management Plan - see the requirements for a construction management plan
• Rock/Ground Anchors - temporary anchors inserted below the ground to stabilise earth, sand or rock adjacent to excavation work, and which may be safely de-stressed or removed upon completion of the works. See the Rock Anchor Policy and Application to carry out works in a public road.

To find out more about when expert reports may be required see our Development Application Guide (PDF 250 kb). For help developing these reports, see expert help for complex DAs.

Why spend more money on good quality plans?

All plans must be drawn to scale and comply as a minimum with Australian Standard AS1100 Technical Drawing. If you start your project with poor quality plans lacking detail or with inaccuracies then you can be assured that the application process will be slower and it is more likely that such plans will deliver a poor quality outcome. 

The plans should be based on an accurate and detailed Computer Aided Drafting (CAD) survey plan from a Registered Surveyor.  If your Architect is still drawning plans by hand they may be accepted, but we actively encourage CAD based plans because they are far more accurate.  Drafting errors which could cost you thousands of dollars to fix during the building process are far less likely in the CAD environment.

We don't expect Construction Certificate level, 1:50 detailed cross sections at the DA stage unless urban design detail is an issue, but you should make sure that your architect is briefed to work up these details for the Construction Certificate stage. Simple things like flashing details for windows, doors, uncovered deck/terraces and wet area detailing all contribute to getting it right during the building process.  Never leave it to the builder to decide on these issues. Your money is better spent getting the details right on the plans than spending thousands fixing building defects which may not show up for months or years after the builder has gone.

POOR QUALITY PLANS = POOR QUALITY BUILDING