How to lodge a development application in NSW
In NSW, you lodge a development application (DA) through the NSW Planning Portal to the relevant consent authority (usually the local council). The process is governed by the Environmental Planning and Assessment Act 1979 (NSW) and requires plans, a Statement of Environmental Effects (SEE), and payment of fees.
The framework
Environmental Planning and Assessment Act 1979 (NSW), Environmental Planning and Assessment Regulation 2021 (NSW), and applicable Local Environmental Plans (LEPs) and Development Control Plans (DCPs).
The process
Check if a DA is required
Review the relevant LEP, State Environmental Planning Policies (SEPPs), and the Exempt and Complying Development Codes. Some minor works may be exempt or eligible for a faster Complying Development Certificate (CDC) instead of a DA.
Obtain a planning certificate (s 10.7)
Request a section 10.7 planning certificate from the local council. This confirms zoning, permissible uses, and any planning restrictions or contamination notations affecting the land.
Engage professionals for plans and reports
Commission architectural plans, survey plans, and any specialist reports required (e.g. heritage, bushfire, flooding, traffic, biodiversity). Requirements depend on the development type and site constraints.
Prepare a Statement of Environmental Effects
Draft a Statement of Environmental Effects (SEE) addressing the matters for consideration under s 4.15 of the EP&A Act, including compliance with the LEP, DCP, and any relevant SEPPs.
Lodge the DA on the NSW Planning Portal
Submit the application through the NSW Planning Portal (planningportal.nsw.gov.au). Upload all plans, the SEE, specialist reports, owner consent, and pay the lodgement fee.
Council assesses completeness
The council checks the application for completeness. If information is missing, the council may request additional information (RFI) before the assessment clock starts.
Public notification and referrals
The council publicly notifies the DA (typically 14-30 days depending on the DCP). Internal and external referrals may be sent to agencies such as Transport for NSW, Heritage NSW, or the Rural Fire Service.
Respond to any submissions or requests
Review any public submissions or council requests for further information. Amend plans or provide additional justification as needed.
Council determination
The council assesses the DA against s 4.15 matters and either approves (with or without conditions), defers, or refuses the application. Complex DAs may go to independent panels or the council meeting.
Review conditions or appeal the decision
If approved, review conditions of consent carefully. If refused or conditions are unreasonable, you may appeal to the NSW Land and Environment Court within 6 months under s 8.7 of the EP&A Act.
Forms and templates
- NSW Planning Portal DA Lodgement
- Section 10.7 Planning Certificate Request
Common mistakes
- Not checking whether the development is exempt or complying first
- Submitting incomplete plans or missing specialist reports
- Ignoring the DCP setback, height, or FSR controls
- Not obtaining owner consent before lodging
- Missing the 6-month appeal window after refusal
Get this process right with Quillio
Quillio can help draft Statements of Environmental Effects, review LEP and DCP compliance, and prepare responses to council requests for information. Start a free trial at /free-trial.
This guide is general information, not legal advice. Development applications involve complex planning instruments. Engage a town planner and planning lawyer for significant projects.
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