How to prepare your development application(Back to top)
To enhance the quality of applications and reduce re-work on the applications please browse through the list of frequently asked questions, which might help in preparing the applications.
Items needed for submission
The following items need to be prepared and submitted for all development applications (DAs):
A completed DA form or combined DA and construction certificate form.
For simple applications relating to alterations and additions to existing dwellings, please include the simplified checklist.
We require digital copies of applications, including plans and documentation.
Files must be PDF formatted on a CD/ DVD or a USB and must not exceed 25MB in size.
A hard copy of the application form is required.
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.
While completing the statement of environmental effects, care needs to be taken to address the access guidelines for small business
Current DA fees are available from our schedule of fees and charges
In addition to the application fee, many applications also require payment of an advertising notification fee.
Get in touch with our Customer Contact Centre to find out which fees apply to your DA.
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.
Hard copies are no longer required for a development lodgement.
Please ensure a correctly formatted CD or USB is submitted with the required documents. Council will request the applicant to provide hard copies when required.
The required documents are:
- urban context analysis showing the site in relationship to the surrounding urban area
- 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 including 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.
Estimated cost of works
In the case of construction or building work, the development application fee and development contributions is based on the estimated cost of development and the cost incurred if a contractor carries out the works.
If demolition or land modification is required these cost must be included in the estimated value. The cost incurred does not apply to an owner-builder carrying out the works.
Frequently asked questions (Back to top)
This depends on the zoning of your property and whether there are any constraints, such as flooding, heritage or bushfire prone land.
You can see what zone or constraint applies to your land via a section 149 planning certificate or at our DA Tracker.
Once you have this information you can speak to our Development Advisory Team.
Firstly, you need to know the zoning of your land.
Dual occupancies are allowed on a large number of sites throughout the local government area, however you will need to check the zoning of your property against the zoning table within the Local Environmental Plan that applies to your land.
- Previously Parramatta City Council – Parramatta LEP 2011 and DCP 2011 – minimum lot size generally 600sqm, can be subdivided
- Previously Auburn Council – Auburn LEP 2010 and DCP 2010 – minimum lot size generally XXsqm, can be subdivided
- Previously The Hills Shire Council – The Hills LEP 2012 and DCP 2012 – minimum lot size generally 600sqm, cannot be subdivided
- Previously Holroyd Council – Holroyd LEP 2013 and DCP 2013 – minimum lot size generally XXsqm, can be subdivided
- Previously Hornsby Shire Council – Hornsby LEP 2013 and DCP 2013 – not permissible
If you have determined that dual occupancies are allowed on your property, you need to confirm the lot size. Lot size is determined by a boundary survey of the land by a registered surveyor in conjunction with the official deposited plan held at the NSW Land Registry Services. You will need the minimum lot size to propose a dual occupancy. Council does not permit them on undersized allotments.
If the property meets the minimum land size to build a dual occupancy, you will need to determine how large the building can be (FSR), how close it can be to the boundaries (setback) and how much landscaping is required (deep soil). Other considerations include tree removal and how the stormwater will be drained. The requirements for these are found in the relevant LEP and DCP that applies to the land.
It is advised that professional advice is used to compile a dual occupancy application such as a draftsperson, town planner, landscape architect and a hydraulic engineer.
For difficult sites, a pre-lodgement meeting is recommended. This is where the proposal is discussed with Council staff and technical specialist prior to the application being lodged with Council.
Certain areas of Epping, Eastwood and Winston Hills are classified special precincts.
Properties located within these special precincts have additional conditions applied to them that does not allow the construction of dual occupancies under Parramatta LEP 2011.
In addition, other parts of Epping do not permit dual occupancies under Hornsby LEP 2013.
To determine whether this applies to your property or not, you should order a Section 149 planning certificate or through Council’s Online Services Portal.Dual occupancies map within clause 6.11 of Parramatta LEP 2011 R2 Zoning Table …
Although your property now falls within the boundaries of the City of Parramatta local government area, the planning controls of your former council still apply.
We are currently in a transitional period which may last for the next few years.
When Council consolidates the five council area controls in to one document, all residents will be given the opportunity to comment on the controls that will now apply the entire local government area.
You will need to check the relevant LEP that applies to your site to determine whether they are allowed or not.
Each Council made a decision of what types of uses that they allow within their low density residential areas dependent on the impacts on the amenity of residents and feedback to Council staff and the elected officials.
Lot size is determined by a boundary survey of the land by a registered surveyor in conjunction with the official deposited plan held at the NSW Land Registry Services.
Once you have this information you may wish to speak to Council’s Development Advisory Team.
If you wish to change any of the aspects of an approved development application, a section 96 application to modify the plans or conditions will need to be approved before the changes are made.
There are three types of section 96 applications:
- section 96(1): to correct minor error made by Council
- section 96(1A): for changes with minimal environmental impact;
- section 96(2): for greater changes but where the development remains substantially the same; or
- section 96AA: for changes to a DA approved by the Land and Environment Court.
To determine which type of modification you require, please speak to Council’s Development Advisory Team.
If your property controls do not have an floor space ratio (FSR) or height restriction under the relevant LEP, this does not mean that the building can be as large as you would like.
Other controls would apply under the DCP that regulate the building envelope. Such as the setbacks, the amount of backyard, deep soil and landscaping required and maximum site coverage.
Please refer to the relevant DCP for your property to determine the maximum size of a building that can be constructed on your site.
- Can I subdivide my duplex now that it is within the Parramatta LGA as opposed to when it was formerly with The Hills Shire?
From the 12 May 2016, portions of The Hills Shire Council were transferred to the City of Parramatta Council.
For the foreseeable future, the planning controls (LEP and DCP) for the Hills Shire still apply to your property.
If you do not meet all of the requirements of Clause 4.1C of The Hills LEP 2012 with respect to subdivision of dual occupancies, then the subdivision is not allowed.
If you are considering the proposal of a commercial development, it is imperative that the site you want to build on is zoned appropriately for the use of the site.
For basic planning information with regards to a property within the City of Parramatta local government area, can be found via a Section 149 planning certificate or through Council’s Online Services Portal or through the NSW Planning Portal.
Some new commercial developments will require the lodgement of a completed development application. Others may only require a complying development certificate or could be exempt development (doesn’t require approval).
You may wish to speak to Council’s Development Advisory Team to determine what type of approval may be suitable for your business.
In addition, assistance with all aspects of starting a new business (not just Council approvals) may be found at Service NSW Easy to Do Business
Section 68 of the Local Government Act 1993 refers to approvals for certain types of activities such as the installation of a manufactured dwelling for the purposes of a granny flat.
This type of development sometimes also needs a development application in addition to the S68 approval such use of the manufactured dwelling as a granny flat. This is done concurrently with the S68 approval - you would need to indicate this on page 3 of the development application form.Development application form
A development application (DA) is an application that can only be submitted to Council to seek permission to carry out a development. This can range from constructing a back shed to a multi-story block of apartments and beyond.
Complying development certificate
A complying development certificate (CDC) is an application that can be approved by Council or a private certifier. They are generally for simple or minor developments.
The issuing of CDCs is subject to state legislation. Your site and development must comply with certain specific conditions and predetermined set of criteria. Unlike a DA, there is no room for noncompliance or variations with a CDC.
In addition to DAs and CDCs, there is a third type of development – exempt development. This is the smallest kind of developments that cause negligible impacts such as fences. Due to their small scale, they are considered exempt from planning approval.
You may wish to speak to Council’s Development Advisory Team to determine what type of approval may be suitable for your business. Further information can also be found through the NSW Planning Portal.