Submitting a Development Application (DA) for a subdivision in NSW requires careful preparation and a comprehensive set of documents to ensure a smooth assessment process.
While specific requirements may vary between local councils, the following key documents are commonly required:
- Completed Development Application Form: This form provides essential details about the proposed development and the applicant. It is typically available on your local council’s website or through the NSW Planning Portal.
- Owner’s Consent: Written consent from all property owners is mandatory. If the property is owned by a company, appropriate corporate consent must be provided.
- Site Plan/Survey (Existing Conditions): A detailed plan illustrating current site features, including existing structures, vegetation, topography and services. This plan should be prepared by a registered surveyor.
- Proposed Plan (Proposed Layout): A plan showing the proposed fitout/extension/structure/subdivision, including lot boundaries, dimensions, existing structures, areas, and any proposed easements or rights of way.
- Statement of Environmental Effects (SEE): A comprehensive report outlining the potential environmental impacts of the proposed subdivision and measures to mitigate them. The SEE should address a range of factors including traffic, noise, drainage, ecological considerations, acoustic considerations, flood, bushfire and more. Depending on the type of development, a Plan of Management may also be required.
- Title Documents: Current certificates of title, including details of any easements, covenants, or restrictions affecting the land. These documents can be obtained from the NSW Land Registry Services.
- Preliminary Engineering Plans: Subdivision developments will generally require plans detailing proposed infrastructure works, such as roads, drainage, water supply and sewerage systems. These plans should be prepared by a qualified engineer.
- Services and Utilities Plan: Documentation showing existing and proposed connections to utilities, including water, electricity, gas, and telecommunications.
- Biodiversity Assessment Report: If the site contains or is near sensitive ecological areas, a biodiversity assessment may be required to evaluate potential impacts on flora and fauna.
- Heritage Impact Statement: If the property is heritage-listed or located within a heritage conservation area, a statement assessing the impact of the development on heritage values is necessary.
- Bushfire Assessment Report: For properties in bushfire-prone areas, a bushfire assessment report is required to ensure compliance with relevant safety standards.
- Flood Risk Assessment: If the site is within a flood-prone area, an assessment detailing flood risks and proposed mitigation measures is essential.
- Aboriginal Cultural Heritage Assessment: If the site has potential Aboriginal heritage significance, an assessment may be required to identify and manage cultural heritage values.
- Traffic and Parking Impact Assessment: For developments that may significantly affect local traffic patterns, a traffic impact assessment is necessary to evaluate and address potential issues.
- Erosion and Sediment Control Plan: A plan outlining measures to control erosion and sedimentation during and after construction activities.
- Landscape Plan: A plan detailing proposed landscaping works, including plant species, ground treatments, and maintenance strategies.
- Waste Management Plan: A plan outlining how waste generated during construction and ongoing use will be managed and disposed of responsibly.
- Acoustic Report: If the development is near noise sources or may generate noise, an acoustic report assessing potential impacts and mitigation measures is required.
- Contamination Assessment: For sites with a history of industrial use or potential contamination, an assessment to determine site suitability for the proposed use is necessary.
- Cost Estimate Report: A detailed estimate of the development cost, which may be used to calculate applicable fees and contributions.
It’s important to note that this list is not exhaustive, and additional documentation may be required based on the specific characteristics of your site and the nature of the proposed development.
Engaging with your local council early in the process and consulting with experienced town planners and architects can help ensure all necessary documentation is prepared accurately, facilitating a smoother approval process.
For more detailed information, refer to the NSW Department of Planning and Environment’s guide on development applications.
Contact us at projects@approveall.com.au or give us a call on (02) 8000 9150
