Residential Development – Town Houses & Units

Required Documents for Development Application Lodgement: Residential Development – Town Houses & Units

When applying for a Development Application (DA) for town houses and units, either attached (side-by-side or vertically stacked) or detached (two or more separate dwellings on one lot), councils require specific documentation tailored to the unique requirements of multi dwelling developments. These types of developments involve creating multiple residences on a single property, so the required documents focus on how each dwelling will integrate with the site, surrounding properties, and local infrastructure. Below is an outline of essential documents typically required for town house and unit applications, highlighting considerations for this type of development.

The Statement of Environmental Effects (SEE) The SEE evaluates the potential environmental, social, and physical impacts of the development. For town houses and units, this should address visual impact, overshadowing, privacy, noise, density, traffic, and amenity. It should also outline strategies to mitigate adverse effects, such as landscaping, screening, or building orientation, ensuring the development integrates with the surrounding neighbourhood.

A Site Analysis and Layout Plan provides a detailed overview of the property’s existing conditions and proposed layout for all dwellings. It should show the position of each unit, boundaries, access points, parking, and natural features such as trees or slopes. Councils will assess this plan to verify compliance with setback requirements, open space provisions, site coverage, and practical access for vehicles and pedestrians.

Architectural Plans include floor plans, elevations, sections, and roof plans for all dwellings. These plans should demonstrate how each unit functions independently while maintaining a cohesive design. For attached town houses, plans must show shared walls, window placement, balconies, and entryways to protect privacy and ensure compliance with building standards and height restrictions.

A Survey Plan is required to establish the precise boundaries, dimensions and any site-specific constraints that may impact the layout of the town house. This document should accurately represent existing site features, legal boundaries and any easements or encumbrances. 

The Landscape Plan details landscaping, outdoor amenities, hardscaping, and fencing or privacy screens between dwellings and neighbouring properties. This demonstrates how outdoor areas provide usable private space and contribute to streetscape and biodiversity.

A Stormwater and Drainage Management Plan is crucial to ensure that rainwater runoff from the townhouse is effectively managed on site, minimising the risk of flooding, erosion, or waterlogging. This plan should show how stormwater will be collected, directed and treated, including features such as drainage channels, rainwater tanks, or retention basins. For dual occupancy developments, the council will evaluate this plan to ensure that the site’s drainage infrastructure can accommodate the additional roof area and impervious surfaces, protecting nearby properties and local water systems.

A Traffic and Parking Assessment is essential for town houses, especially if two separate driveways or shared access points are proposed. This report assesses the impact of additional vehicles on local traffic flow, road safety and parking availability. It should outline how parking will be allocated to each dwelling and identify any potential traffic or access issues. In cases where street parking is limited, the report may recommend solutions such as on site visitor parking or designated car spaces to reduce strain on the local road network.

A Construction Management Plan provides details on how construction activities will be managed to minimise disruptions. For town houses and units, this plan should include strategies for managing noise, dust, and traffic associated with construction, as well as site access, storage locations and waste disposal arrangements. Councils require this plan to ensure that the construction process will be conducted responsibly, maintaining safety for workers and minimal impact on neighbours, particularly in densely populated areas.

Anticipated Additional Requirements

For town houses and units, councils may request additional reports based on the site’s characteristics, environmental factors, or specific planning requirements.

1. Privacy Impact Assessment
   If the town house design includes balconies, large windows, or outdoor areas that could overlook neighbouring properties, a Privacy Impact Assessment may be required. This report evaluates how the design could impact the privacy of nearby homes and suggests solutions, such as privacy screens, planting, or reorienting windows, to maintain privacy for both occupants and neighbours.

2. Acoustic Report
   If the town house development includes shared walls or is located in a noise-sensitive area, such as near a main road, an Acoustic Report may be required. This report assesses potential noise transmission between the dwellings (in attached developments) and from external sources. It may recommend soundproofing measures like double glazing, insulated walls, or acoustic barriers to create a quiet living environment.

3. Bushfire Risk Assessment
   If the property is in a bushfire-prone area, a Bushfire Risk Assessment will be necessary. This report evaluates fire risks and suggests safety measures such as using fire-resistant materials, creating defensible spaces, and ensuring adequate emergency access. It is particularly important for dual occupancy developments to maintain fire safety for both dwellings.

4. Tree and Vegetation Assessment
   For properties with mature trees or significant vegetation that could be impacted by the town house development, a Tree and Vegetation Assessment may be required. This report assesses the health and location of existing trees, advising on preservation strategies or recommending which trees may need removal. Councils use this report to ensure that valuable vegetation is protected and that the development respects the natural landscape.

5. Geotechnical Report
   For sites with challenging soil conditions or a steep slope, a Geotechnical Report may be required. This report evaluates soil stability and provides recommendations for foundation support, retaining walls, or drainage improvements. In town house developments, this report is essential to ensure that both dwellings are built safely and meet structural requirements.

6. Flood Risk Assessment
   If the property is in a flood-prone area, a Flood Risk Assessment will be required. This report assesses flood hazards and proposes mitigation measures, such as elevating floor levels, installing drainage improvements, or using flood-resistant materials. Councils require this report to ensure the development is resilient to flooding and safe for future occupants.

7. Heritage Impact Statement
   If the property is within a heritage conservation area or near heritage-listed buildings, a Heritage Impact Statement may be required. This report evaluates how the town house will affect the character and historical significance of the area, suggesting design adjustments or material choices that respect heritage values and integrate the new dwellings into the neighbourhood fabric.

8. Environmental Sustainability Report
   In some cases, councils may request an Environmental Sustainability Report that outlines eco-friendly features integrated into the town house. This report may include energy-efficient elements like solar panels, water-saving fixtures, and sustainable building materials. Sustainability measures align the project with local environmental goals, promoting a low-impact development.