What is the Approval Process?
Typically there are 3 pathways to single residential construction which are determined by a combination of the site zoning, existing site development, adjoining development & the scope of work proposed.
Development Application (DA) Approval + Construction Certificate (CC) Approval
The DA + CC pathway is a 2 stage process. A DA must be prepared in accordance with the relevant local council DCP guidelines and the relevant statutory LEP controls. Approval to develop as per the DA submission must be granted by Council and once obtained, this is typically valid for 5 years.
The DA approval however does not provide permission to commence the building works.
A second stage submission for the Construction Certificate must now be prepared in accordance with checklist requirements provided by a Principal Certifying Authority (PCA)
The PCA may be your Local Council but most frequently it is a private certifier who is a registered consultant engaged directly by the owner.
The CC documentation must incorporate & satisfy the DA Determination conditions of consent, engineering documents & specifications for the works (which are not required for a DA) and address the checklist of documents provided by the PCA following their engagement.
CC approval is the bare minimum required to commence building work. However, it is important to understand that CC approval can be obtained from your PCA based on a minimal amount of architectural documentation which in most cases is not sufficient to allow a builder to accurately price the building works.
For example, the following documents do not form part of a typical Construction Certificate checklist:
Lighting & Electrical Design Plans - allow the builder to price the electrical installation & ceiling detail.
Door & Window Schedules - allow the builder to price new windows & doors, glazing type, door furniture, installation and insect screen systems.
Detail Kitchen/Laundry Plans - allow the builder to price the joinery, taps, sinks, appliances, benchtops & splashbacks for these important and costly items.
Detail Bathroom/Wet Area Plans allow the builder to accurately price, tiling, plumbing, mirrors, shower screens, sanitary fixtures & vanity joinery.
By engaging an experienced architect, you will be guided as to what documents are required for your particular project to obtain an accurate quotation from a builder.
2. Complying Development Certificate (CDC) Approval
The CDC pathway is available to projects which meet the required criteria set by the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008. This policy has strict criteria which must be met and should the proposal fail to meet this criteria it shall not eligible for approval under this pathway.
The guidelines for assessment will differ from the relevant Council LEP & DCP controls and often there will be fewer reports to prepare and whilst Council must be notified of the approval, they do not provide the assessment or grant approval. This is provided by your PCA.
A CDC is more work to prepare than a DA however as it is in effect a combination of DA + CC documentation in one submission. It can be more streamlined than the DA/CC pathway due to its ability to bypass local Council controls, submission requirements, notification process for adjoining properties and the resulting conditions of consent ( known as the DA Determination)
For this reason, many clients may compromise aspects of a project to obtain eligibility with the SEPP 2008 controls.
As with a CC approval, a CDC approval is the bare minimum required to commence building work. CDC approval can be obtained from your PCA based on a minimal amount of architectural documentation which in most cases is not sufficient to allow a builder to accurately price the building works. Guidance from your architect is essential to provide documents sufficient to allow a builder to accurately price the building works.
3. Interior Refurbishment
Typically non-structural interior renovations such as kitchens, custom joinery and wet areas fall into this category. External modifications are not permitted although in some occasions a window may be eliminated.
Site zoning must be appropriate and heritage listed items are not eligible. A PCA should be consulted to confirm the works conform with the Exempt & Complying Development controls.
Do I need an architect?
It may be clear which path is required, or some compliance verification and design will be required once you have engaged your architect. In some cases, with minor compromises a CDC may be possible over a DA and your architect can provide guidance if a CDC is viable.
How to brief your architect
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