Development and Building Approval Guide

The Environmental Planning and Assessment Act 1979 defines development as the:

• use of land
• subdivision of land
• erection of a building
• carrying out of work
• demolition
• any other matter controlled by an environmental planning instrument.

Usually, to receive approval for the above works, lodgement of a development application is required.

However, there are also other approval pathways for some development types, namely:

• Some minor development, called exempt development, does not require consent. Exempt development may include external painting, minor internal works, some fencing and air-conditioning units.
• Another type of development, called complying development, requires approval of a Complying Development Certificate. This may include internal alterations to non-heritage items, home extensions and some new detached homes.

This NSW Government tool provides useful planning information about exempt and some complying development types for a typical house. 

In addition, Council’s Duty Planner may be able to let you know whether an application is required for the work proposed to be carried out.

State and local planning legislation and policies set the rules that control what development can occur on your land.

There are a number of documents and plans that guide future development and provide a framework for City of Parramatta’s planning controls.

Local Environmental Plan

Development Control Plan

Some NSW Government State Environmental Planning Policies (SEPPs) supersede Council’s controls, and can be found here.

For some application types, it is advisable to book a pre-lodgement meeting.

Prepare all documentation and information required for your application.

You do not need to create hard copies of plans or any other documents.

See Council’s Application Requirements page.

All development applications, including modifications and Section 8.3 review applications, are required to be lodged through the NSW Planning Portal.

Any additional information requests, determination notices (including consents and stamped plans) are also made available through the NSW Planning Portal.

• Lodge your application online on the NSW Planning Portal with all documents and plans.
• You do not need to pay a fee until your application is accepted (see below). Do not send cheques with your applications.
• You will receive an acknowledgement letter. 
• You do not need to send hard copies of plans or any other documents.

We will review your application within 72 business hours (working days) of receipt.

We will contact you for the following:

• application acceptance and to request fee/s payment
• application return with a request for you to give us more information

If your application is accepted, we will request a fee payment request via the portal. We will also let you know if we need more information.

After you pay the fees, your application will be lodged and we will start the assessment of your application.

We do not accept credit card authorisation forms as payment for development application, section 4.55 or section 8.3 application fees.

You will need to pay by cheque, in person at our Customer Contact Centre or via the online payment portal.

Our DA Tracker lets you track your application online.

Access the DA Tracker here

There are a number of different scenarios where a business premises will need a DA, for example, a new business opening up for the first time. You also may need a DA if you are proposing a change in activities for an existing business or conducting substantial changes to fit-outs.

However, it is important to check if any type of development approval has previously been obtained for the premises as well as what the premises has been approved to be used as.

Any development or changes to a premises may be dependent on what these approvals are. Council or the building owner should hold details of the approvals and they could also be listed in your lease.

A DA may also be a prerequisite for other government approvals such as industry-specific licences.

Certain work may not require a DA:

• Some minor development, called exempt development, do not require consent. Exempt development may include external painting, minor internal works, some fencing and air-conditioning units.
• Another type of development, called complying development, requires a Complying Development Certificate. This may include minor internal alterations to non-heritage items, outbuildings and internal office fitouts. Applications to do complying development can be determined by council or a private accredited certifier without the need for a full development application.

State and local planning legislation and policies set the rules that control what development can occur on your land.

There are a number of documents and plans that guide future development and provide a framework for City of Parramatta’s planning controls.

Local Environmental Plan

Development Control Plan

Some NSW Government State Environmental Planning Policies (SEPPs) supersede Council’s controls, and can be found here.

Check:

• Council’s stormwater and engineering requirements
• For bushfire hazards on your land

Check the full list of requirements at this page.

For some application types, it is advisable to book a pre-lodgement meeting.

Collect all documentation and information required for your application. You do not need hard copies of plans or any other documents at this stage.

See Council’s Application Requirements page.

All development applications, including modifications and Section 8.3 review applications, are required to be lodged through the NSW Planning Portal.

Any additional information requests, determination notices (including consents and stamped plans) are also made available through the NSW Planning Portal.

• Lodge your application online on the NSW Planning Portal with all documents and plans.
• You do not need to pay a fee until your application is accepted (see below). Do not send cheques with your applications.
• You will receive an acknowledgement letter. 
• You do not need hard copies of plans or any other documents at this stage.

We will review your application within 72 business hours (working days) of receipt.

We will contact you for the following:

• application acceptance and to request fee/s payment
• application return with a request for you to give us more information

If your application is accepted, we will request a fee payment request via the portal. We will also let you know if we need more information.

After you pay the fees, your application will be lodged and we will start the assessment of your application.

We do not accept credit card authorisation forms as payment for development application, section 4.55 or section 8.3 application fees.

You will need to pay by cheque, in person at our Customer Contact Centre or via the online payment portal.

Our DA Tracker lets you track your application online.

Access the DA Tracker here

If Council has refused your development application, and you want the determination of development application reviewed by Council, you need to lodge and have it determined within six months of the date of determination of your application.

It is advisable to submit review applications within three months of the determination of the application. This gives us enough time to assess the application and refer your application to the PLPP and determine the application before the six month deadline.

Review of modifications - If you want to review a modification (section 4.55), you must lodge it to us no later than 28 days after the modification was determined.

Review applications must be lodged via the NSW Planning Portal.

Modification of a development consent is outlined in section 4.55 of the Environmental Planning and Assessment Act 1979. A section 4.55 application is submitted to the NSW Planning Portal.

If you need to make changes to a DA after we give consent, you must submit a:

• section 4.55(1) application to correct a minor error, an incorrect description or miscalculation
• section 4.55(1A) application for minimal environmental impact changes
• section 4.55(2) application to modify the consent in other ways, due to design changes for example, evidence needs to be provided that the development will be substantially the same,
• section 4.56 application to modify a consent handed down by the Land and Environment Court

Section 4.55 and 4.56 applications also need verified consent from all of the registered property owners for the changes to be considered.

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.

Additional information may still be required. We recommend you discuss your proposed changes with the officer who dealt with your DA before you lodge the modification.

Subdivision applications must include deposited plan administration sheets completed by a registered surveyor, subdivision plans and any associated section 88B instruments.

All subdivision applications must be lodged through the NSW Planning Portal.

Please do not post your application to Council.

Please ensure that all documents are of a high-quality scan and in PDF format.

A separate payment request will be sent when the application is lodged and accepted by Council.

Section 88E instrument application

Section 88E instrument applications must be accompanied by a completed application form and include completed 13PC and 13RPA forms and their associated annexures.

Please email your Section 88E instrument application to planning.certificates@cityofparramatta.nsw.gov.au

Please visit Engineering Requirements for Development and Subdivision for the Subdivision Certificate application form with checklist & Section 88E instrument application.

A heritage listing does not prevent a property or building from being modernised, altered or developed, but changes must recognise the site’s heritage significance.

Apply Online

Before you prune or remove a tree from your residential or business property you may be required to apply for permission from Council.

The controls regarding the pruning and removal of trees on private and Public land are found within Part 5.3.4 (Tree and Vegetation Preservation) of Parramatta Development Control Plan (DCP) 2023. 

Find out more