Understanding the DA process

Before you prepare and lodge an application, we encourage you to discuss it with one of Council's duty planners to obtain general advice. This is a free service, available via phone by calling 1300 176 077 or in person at the Council administration building, 1 Benerembah Street Griffith, between 9am and 12pm, Monday to Friday.

All Development Applications (DAs) in NSW must be lodged online via the NSW Planning Portal. To get started, you will need to create a Planning Portal account and complete your application online.

Click here to lodge your DA via the NSW Planning Portal

Minimum Required Documents

When lodging a DA, you must provide the following documents at a minimum:

• Owner’s Consent – Download Owner’s Consent Template
• Statement of Environmental Effects (SEE) – Download SEE Template
• Cost Estimate Report / Estimated Development Cost (EDC) – Download Cost Summary Template
• Site Plan
• Architectural Plans (Floor plans, Elevations & Sections)
• BMAT Report (Biodiversity Values Map and Threshold Report): Generate a BMAT Report for your application here

Applications submitted without these documents may be considered incomplete and unable to be processed.

Additional Supporting Documents

Depending on the type, scale, and location of your proposal, you may also need to submit additional documentation:

• BASIX Certificate
• NatHERS Certificate
• Demolition Plan
• Bushfire Report
• Soil Contamination Report or Land Capability Report
• Acoustic Report

Download our full Development Application Document Checklist

Plans & Drawings Requirements

Plans must be clear, to scale (typically 1:100), and use metric measurements. Include key details such as the property address, lot/DP, north point, and plan author/date. All drawings must be submitted as PDF files. Photographs of drawn plans will not be accepted.

Estimated Development Cost (EDC)

All DAs must include an Estimated Development Cost (EDC) — a genuine estimate of the total cost of the proposed development.

You must provide:

• Cost excluding GST (used for EDC)
• Cost including GST (used to calculate fees)

The EDC must include all works associated with the development, such as construction, demolition, site preparation, fit-out, and landscaping.

Cost Estimate Reports

A Cost Estimate Report may be required depending on your project value:

• Under $100,000 – May be prepared by the applicant
• $100,000 to $3 million – Must be prepared by a qualified professional
• Over $3 million – Must be prepared by a registered quantity surveyor

Council Review of Cost Estimates

Council will assess your EDC to confirm it reflects a reasonable and genuine cost of the proposed works. If the estimate appears significantly understated or inconsistent with typical construction rates, Council may request additional information or a detailed cost breakdown.

Refer to Council’s Cost Estimate Guide for common development types

 What Happens After You Submit Your DA?

If your application is incomplete, your application may be returned or you will receive a request via the Planning Portal for additional information.

Once ready to be accepted, Council’s Customer Service team will contact you via the Planning Portal arrange payment of fees.

Your DA is not formally lodged until all fees are paid in full.

In most instances, Council will be the consent authority for the DA. In certain circumstances, we may only undertake the assessment process and a regional panel or another government agency will act as the consent authority.

1. Once submitted, your application will be allocated to an assessment officer.
2. The assessment officer will contact you to introduce themselves and answer any questions you may have (within 14 days of lodgement).
3. Your application may be placed on public exhibition.
4. If so, the assessment officer will carefully consider all matters raised during the exhibition period.

You may be requested to provide additional information during the assessment process.

Applications are assessed in accordance with Section 4.15 of the Environmental Planning and Assessment Act 1979 

Following the complete and proper consideration of your application, a determination will be made.

If permission is granted for your project, you'll obtain a development consent. Your development consent will outline any conditions that must be addressed prior, during and upon completion of construction or prior to use commencing. You may also have to obtain a number of other certificates or approvals.

If the assessment officer is not in a position to support your proposal, development consent will not be granted. If this occurs, the assessment officer will then contact or meet with you to discuss issues and explain Council's position.

Your Construction Certificate (CC) must be obtained from Council or an accredited certifier and includes your detailed building plans/engineering details and specifications. The plans will most likely contain a lot more information than your approved DA plans, to allow your builder to work directly from them.

Any plan changes that are inconsistent with the DA plans would need to be assessed as to whether an application to modify the development consent is required.

In order to obtain your CC you may be required to first provide additional reports and pay refundable bonds or development contributions to the council. These details are covered in the conditions of your development consent.

View our Construction certificates and Building certification services page for more information

The Occupation Certificate (OC) authorises the occupation and use of a new building or building section. The issue of the final Occupation Certificate is the last step in the formal DA and construction process.

View our Construction Certificates page for more information