Building Plan Approvals: DA vs. CDC – A Quick Guide

Thinking about building a new home or renovating a big project? You usually have two ways to get your plans approved: Development Application (DA) or Complying Development Certificate (CDC). They both have their pros and cons, but the main differences come down to two things:

• Approval Speed: The approval timelines for DA and CDC can be quite different.
• Flexibility: Each approval method has different rules about how flexible your plans can be.

No matter which path you choose, securing approval from the relevant entity, whether through a DA or CDC, is a mandatory prerequisite before commencing any construction work on your project.

Before you send in your DA, it’s smart to talk to your neighbors about your plans. This proactive approach allows you to address any concerns or potential objections they might have and solve any problems before they become big issues.

Once you send it in, the council checks your papers, asks for anything they’re missing, tells your neighbors (and maybe the whole community), and might ask experts for their opinion. An assessment officer from the council will be your main contact for the DA.

The council evaluates your application against their DCP and LEP. While they might be a bit flexible with some things, parts of your design that don’t follow their guidelines will be looked at closely. This flexibility is a good thing about going with DA instead of CDC.

At the end, they can decide to:

1. Development Consent (with or without conditions),
2. DA Refusal (with reasons provided), or
3. Deferred Commencement Consent (where approval is contingent upon resolving specific matters, which is rare).

The whole DA process usually takes about three to six months on average. If you give them all the right info from the start, it can go faster. But if they need more info or changes to your plans, it may prolong the approval timeline.

After getting approval, a Construction Certificate is required before you start building. You work with a Principal Certifying Authority (PCA) to check your DA approval and meet all the conditions before you get the Construction Certificate.

Unlike the substantial documentation needed for most DAs, a CDC submission typically requires less. The private certifier evaluates and approves designs that align with the Code. Notably, even a single aspect failing to meet the specified Code results in application rejection – no flexibility or leniency is extended. This rigidity often necessitates adjustments to the design to meet Code requirements, limiting the latitude for realizing your design aspirations compared to the potential leniency granted in a DA by local councils.

CDC is meant to expedite the approval process for small projects, skipping the slow local council process. CDC approvals usually take about 2-3 weeks, way faster than the approval timeline for DAs.

When you do CDC, it’s a bit like doing both DA and Construction Certificate at the same time. If your design complies with SEPP 2008 (for homes, housing alterations and additions) or SEPP 2021 (for granny flats and extra homes), it can speed up the process. From 2021, duplexes, triplexes, and townhouses might get approved under SEPP 2008 part 3.B – low rise density housing code.

For more details on Complying Development, you can find a lot of info on the NSW Government Department of Planning website.

Once initial design concepts are established, your architect can guide you on whether a DA or CDC is the most suitable route for your project. This decision hinges on several factors:

• The local council governing your area.
• The design specifics of your new build or renovation.
• The characteristics of your land or block.
• Your desired construction timeline.

Generally, if your project aligns well with CDC guidelines, follows a straightforward build or renovation, and time efficiency is paramount, opting for CDC approval can be quicker and slightly more cost-effective.

Conversely, if your envisioned home design diverges significantly from strict CDC guidelines, you encounter heritage restrictions during renovation, or your property lies within an environmentally sensitive zone, pursuing a DA through the council might be the sole viable option. Although the DA process takes longer, it can progress smoothly with detailed, professional documentation, especially if your plans align well with the somewhat flexible guidelines set by the council’s development controls.

Assistance with application submissions is crucial to ease the process, and that is where you need to engage an experience architectural firm, either a sole trading architect or a team of experienced architect depends on the size and complexity of your project.

An experienced architect can handle all the paperwork and architectural documentation, collaborate with necessary consultants for essential reports, and address any queries or additional information requests from either the council or private certifier pertaining to your application. Professionally they facilitate the procurement of the Construction Certificate for your project, enabling you to initiate the construction phase swiftly due to their know-hows and connections with various consultants.

For more tips:

• Certain developments might not require DA or CDC approval. Legislation and provisions regarding these exemptions are available on the NSW Government website.
• Your local council website typically features a dedicated section on local developments, offering detailed information about the DA process and the specific documentation required for your area.