When planning to build or renovate in New South Wales, navigating the approval process is one of the first and most important steps. Two common approval pathways are Development Application (DA) and Complying Development Certificate (CDC). Understanding the difference between DA and CDC approvals can save you time, money, and potential headaches.
In this guide, we’ll walk you through the key differences between DA and CDC, how they apply to your project, and how to choose the right path with the help of an experienced building design practice in NSW like DMR Designs.
What is a Development Application (DA)?
A Development Application is a formal request for consent to carry out development. It is assessed by your local council under the Environmental Planning and Assessment Act 1979.
When is DA Required?
You’ll need to submit a DA when:
New Custom Home – If your design doesn’t fit "off-the-shelf" approval rules (like setbacks, building height or size limits).
Big Structural Changes – Knocking down load-bearing walls, adding another level, or redoing the roof.
Changing the Property’s Use – Turning a house into a duplex, granny flat, or business (if it’s more than a small home office).
Going Too Big – Large sheds (>50m²), decks, or pools that exceed standard allowances.
Heritage Areas – Any visible changes to heritage-listed homes or protected streetscapes.
High-Impact Work – Big retaining walls (>1m), major digging, or messing with stormwater flow.
Bushfire Zones –
BAL-40/Flame Zone: DA needed (extra fireproofing required).
BAL-29 or lower: Often CDC-friendly (if built to bushfire codes).
Flood Zones –
1:100 flood risk? DA usually required to prove your design is flood-smart (raised floors, water-resistant materials, proper drainage).
Some CDC options exist, but councils are strict here.
The Bottom Line:
DA = For tricky, risky, or non-standard projects.
CDC = Faster for simple, code-friendly work.
Flood/bushfire zones? Talk to council first—it affects insurance and safety!
Need help figuring out which rules apply to your place? Happy to point you in the right direction.
The DA Process Made Simple – 6 Key Steps
1. Collect Your Site Info & Reports
Before designing anything, it’s important to know what’s allowed on your block. These reports help set the rules — and flag any restrictions.
10.7 Planning Certificate – Shows your zoning, if you’re in a flood or bushfire zone, and any heritage or planning controls.
88B Instrument – Lists easements (like sewer lines or shared driveways) or restrictions on your title.
Deposit Plan – A land plan that defines your property boundaries. Especially important for newly subdivided or adjusted blocks.
Title Search – Confirms who owns the land and shows any restrictions, caveats, or mortgages.
Contour Survey – Maps the slope and shape of your land. This is key for stormwater, driveways, and design.
Soil (Geotech) Report – Tests your soil so engineers can design safe and suitable foundations.
Why this matters: These reports shape what can be built and help avoid delays, redesigns, or compliance issues later.
2. Design the Home or Renovation
Your architect or designer will create a design that reflects your goals — while ticking all the council boxes.
Plans will typically include:
Floorplans and elevations
Roof and external finishes
Building height and site layout
The design must follow local rules like:
Setbacks from boundaries
Building height limits
Floor Space Ratio (FSR)
Tip: Having an early chat with council can help you avoid big changes or delays later in the process.
3. Get the Right Expert Reports
Depending on your block and design, you may need reports from specialists to support your DA.
Structural Engineer – Designs the structure (slabs, framing, footings).
Stormwater Designer – Plans how rainwater will be managed on site.
Town Planner – Helpful if the site has heritage, zoning, or planning challenges.
Other reports (if required):
Bushfire Report (BAL) – If you’re in a bushfire-prone area
Noise/Acoustic Report – For sites near busy roads or rail lines
Traffic Report – If you're adding lots of cars or new driveways
Why this matters: These reports help council assess the impact, safety, and compliance of your proposal.
4. Do a Final Review Before Lodging
Before you hit submit, do one last check to make sure everything lines up.
All drawings and reports match (same design, address, and measurements)
All forms are signed and ready
Files are in the right format (usually PDF)
You’ve followed your council’s DA checklist
🧾 Why this matters: Small errors — like mismatched plans or missing forms — can delay your DA for weeks.
5. Lodge Your DA with Council
Now you're ready to submit your DA.
How? Via the NSW Planning Portal
Fees? Typically 0.5–1% of your estimated construction cost
What happens first? Council does an initial check to make sure everything’s complete — this takes around 2–4 weeks
Tip: Save your lodgement receipt — it’s your proof of submission and helps track progress.
6. Council Review & Decision
Once your application is accepted, formal assessment begins.
Neighbour Notification – Council may notify surrounding properties and give them a chance to comment.
Referrals – Some DAs go to other agencies like the RFS (for bushfire) or Transport (for traffic access).
The Outcome – Council will either:
Approve your DA (often with conditions),
Request changes, or
Refuse it (you can appeal or adjust and resubmit)
Timeframe:
Simple DAs: 2–3 months
More complex ones: 3–9 months
Tips to Help Your DA Go Smoothly
Start early – Some reports (like geotech or stormwater) can take weeks to prepare
Use a checklist – Every council has slightly different DA requirements
Book a Pre-DA Meeting – This gives you early feedback and avoids surprises
Be thorough – A well-prepared DA is more likely to get approved without delays
Need Help with Your DA?
Whether you're planning a new build or a major renovation, we can help guide you through the entire DA process — tailored to your block, your design, and your local council.
Let’s talk about your project!
What is a Complying Development Certificate (CDC)?
A Complying Development Certificate is a fast-tracked approval process for straightforward projects that meet specific pre-set criteria under the State Environmental Planning Policy (SEPP).
When is CDC Applicable?
New homes on residential lots that meet minimum size, frontage, and zoning requirements
Home extensions or renovations (like adding rooms, garages, or decks) that meet height, setback, and building envelope controls
Secondary dwellings (granny flats) – up to 60m², on suitable lots
Internal alterations and fit-outs – like kitchen or bathroom remodels (as long as structure or fire safety isn’t impacted)
Dual occupancies – in certain R2 or R3 zones, if minimum lot size and frontage are met
Swimming pools and outdoor structures – such as pergolas, cabanas, and awnings (within allowed dimensions)
Rural sheds and farm buildings – for eligible rural zones
Demolition of structures – in most cases, where no heritage listing applies
The CDC Process Made Simple – 6 Easy Steps
If you're planning a new home, extension, or granny flat — and your design ticks all the boxes — a Complying Development Certificate (CDC) can be the fastest way to get building approval. Most CDCs are approved in as little as 10 days.
Here’s a simple breakdown of how it works:
1. Check if Your Project Qualifies
Not every project is eligible for CDC. Your property and design must meet all planning rules — with no exceptions or variations.
CDC is best suited for:
New homes
Extensions and renovations
Granny flats (secondary dwellings)
Some dual occupancies
Internal changes or upgrades
Start here: Make sure your zoning, lot size, setbacks, bushfire or flood risks, and other planning controls comply with the CDC rules.
2. Gather Your Site Reports & Certificates
Just like a DA, you’ll need reports to confirm your land is suitable for development and that your design follows the rules.
Typical documents include:
10.7 Planning Certificate – Shows zoning, bushfire/flood risks, heritage, etc.
Title Search & 88B Instrument – Confirms who owns the land and any restrictions or easements.
Contour Survey – Maps the shape and slope of the land.
Soil (Geotechnical) Report – Helps with structural design and footings.
BASIX Certificate – Confirms your design meets energy and sustainability targets.
Why it matters: These reports show your project is compliant. Without them, you won’t get approved.
3. Prepare Your Detailed Plans
Your designer or architect will prepare construction-ready drawings to submit for CDC approval.
Plans must include:
Site plan and setbacks
Floor plans and elevations
Roof shape and height
Stormwater layout and driveway access
Heads up: There’s no flexibility with CDC. If the design doesn’t comply 100%, you’ll need to go through the DA process instead.
4. Appoint a Private Certifier
CDC approvals don’t go through council — they’re handled by private certifiers.
Your certifier will:
Review your plans and documents
Check compliance with CDC rules and the Building Code of Australia
Handle the full approval process
Important: Only certifiers can issue a CDC. Councils aren’t involved in the assessment.
5. Submit Your Application
Once everything’s ready, your certifier will lodge the CDC for approval.
⏱️ Timing: Most CDCs are approved in 7–10 business days, as long as everything is compliant.
Cost: Fees vary but are usually lower than DA costs, with no public notification or delays.
Bonus: There’s no neighbour notification required for CDC — another reason it’s faster.
6. Approval Issued — Time to Build!
After your CDC is approved, you’re ready to start construction.
Your certifier will also complete all required inspections during the build, such as:
Footing inspection
Framing check
Final occupancy sign-off
Reminder: You must formally appoint your Principal Certifier before starting any work on site.
Quick CDC Checklist
Confirm your project meets all CDC rules
Collect accurate site reports and certificates
Make sure your plans are fully compliant
Engage a certifier early in the process
Submit complete, well-prepared documentation
Need Help With Your CDC?
If you’re planning a straightforward build or renovation and want to avoid council delays, CDC might be the perfect option.
We’ll help you:
Check if your project qualifies
Review your site and design
Prepare everything needed for approval
Work directly with your certifier to keep it moving
Let’s talk about your project — and see if CDC is the right fit.
How DMR Designs Can Help
Whether your project requires a DA or CDC, DMR Designs will guide you through the process with expert insight and personalized solutions. As a registered building design practice (class 2) in The Hills & Hornsby Shire, Daniel and the team specialize in residential site planning, documentation, and approvals that meet both your needs and the regulations in your local council area.
From concept to council approval to construction, we’ll assess your project’s feasibility and recommend the best pathway for a smooth, stress-free build.
View Our Sample Plans
Want to see the difference for yourself? Take a look at some of our approved plans to get a better idea of the documentation, layout, and level of detail required for both approval pathways.
DA Plans
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CDC Plans
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These plans are great references if you're still deciding which approval pathway is best for your project.
Final Thoughts
Understanding the difference between DA and CDC approval is essential before you start building in NSW. While CDC is quicker, it’s not always an option. Choosing the right approval path can make or break your project timeline and budget.