.png)
If you’re planning a renovation, new build, subdivision or commercial fit-out in New South Wales, one of the first questions you’re likely to ask is
How much does a DA cost?
While some think a Development Application (DA) is just a formality, it's actually a regulated process with fixed council fees, variable consultant costs and planning approval requirements that vary by location, scope and development type.
In this guide, we break down:
✅ How councils in NSW calculate DA fees
✅ What you’ll pay for town planner reports like a Statement of Environmental Effects (SEE)
✅ Extra fees for things like consultants and drawings
✅ What the Estimated Development Cost (EDC) means under the latest 2024 reforms
What Is a Development Application (DA) and Why Does It Cost Money?
A Development Application (DA) is a formal request for consent to carry out development such as building a new home, subdividing land or changing the use of a premises (e.g. from retail to medical consulting).
Lodging a DA with your local council involves:
Assessing the proposal under planning legislation (LEPs, DCPs, SEPPs)
Advertising the development (if required)
Reviewing environmental, traffic, heritage, or noise impacts
Engaging internal and external specialists to assess technical reports
Because of this, DA fees cover administration, compliance checking, and the professional staff involved in the assessment. But council fees are just one part of the total cost.
Council DA Lodgement Fees
(Based on 2024/2025 North Sydney Council Rates)
Standard Development Application Fees:
These are calculated based on the Estimated Development Cost (EDC).
Estimated Development Cost (EDC) | Fee (2024/25) |
Less than $5,000 | $144 |
$5,001 – $50,000 | $220 + $3 per $1,000 over $5,000 |
$50,001 – $250,000 | $459 + $3.64 per $1,000 over $50,000 |
$250,001 – $500,000 | $1,509 + $2.34 per $1,000 over $250,000 |
$500,001 – $1,000,000 | $2,272 + $1.64 per $1,000 over $500,000 |
$1M – $10M | $3,404 + $1.44 per $1,000 over $1,000,000 |
Over $10M | $20,667 + $1.19 per $1,000 over $10,000,000 |
Example:If your project is valued at $750,000:
Base fee: $2,272
Plus: ($250,000 x $1.64) = $410
Total Council DA Fee = $2,682
Minor Works
New dwelling < $100,000: $592
Other works < $5,000: $144
Advertising Fees (Separate to DA fees):
Councils may charge for public notification or neighbour consultation.
Works up to $5,000: $294
Works $5,001–$100,000: $541
What Is the “Estimated Development Cost” (EDC) and Why Does It Matter?
Introduced as part of 2024 reforms to improve planning transparency, the EDC is a standardised cost benchmark used by councils and the NSW Department of Planning to:
Calculate DA fees
Determine planning pathways (e.g. exempt, complying, or merit assessment)
Ensure consistent valuation across similar development types
For developments over a certain threshold (often $500,000+), you’ll need to submit a Registered Quantity Surveyor’s Cost Summary Report to justify the EDC.
How Much Does a Town Planner Charge for a Development Application?
In addition to council fees, you’ll likely need a town planner like StraightLine Planning to manage your application. This includes:
Reviewing planning controls (LEPs, DCPs, SEPPs)
Preparing reports (like the SEE)
Liaising with council
Coordinating external consultants (architects, engineers, etc.)
Key Planning Documents and Estimated Costs:
Service | Estimated Cost (AUD) |
Statement of Environmental Effects (SEE) | From $690 (simple) to $2,000+ (complex) |
Preliminary Planning Report | $690 – $1500 (depending on scope) |
Full DA Preparation (incl. SEE, coordination, submission) | $2,000 – $5,000 (simple) or up to $21,000+ (complex) |
Hourly Town Planner Rate (average) | $150 – $300/hour |
Source: StraightLine Planning | Internal Data 2024
What Else Might You Need to Pay For?
Depending on your project’s scope, additional costs may include:
Architectural Drawings
Concept and DA-ready plans: $1,000 – $8,000+
Engineering & Specialist Reports
Stormwater or drainage plan: $1,500 – $5,000
Traffic or parking report: $2,000 – $7,000
Acoustic report (e.g. for gyms, childcare): $2,000 – $4,000
Bushfire Attack Level (BAL) assessment: $700 – $2,000
Heritage Impact Statement: $900 – $3,000
Cost Summary (Registered Quantity Surveyor): $1,000 – $3,000
Public Notification Fees
Required by most councils for certain DAs
Typical cost: $300 – $800
Case Study: (StraightLine Planning)
Dual Occupancy Approval | Hills Shire (Castle Hill)
DA Cost (Council): $1,820
SEE & Clause 4.6 Variation Report: $2,100
Architectural Drawings: $4,500
Traffic Report: $2,400
Outcome: Approval granted despite non-compliance with minimum lot size
By coordinating all documentation and managing council negotiations, StraightLine Planning helped the client unlock dual occupancy potential with a total pre-construction cost of $10,820.
How to Get an Accurate Estimate for Your Project
Every project is different, and the total cost of a DA depends on:
The value of your project (which affects council fees)
The site conditions (e.g. bushfire, flood, heritage)
The level of detail required (e.g. just a garage conversion vs. multi-storey apartments)
Which council you're lodging with (some require more detailed reports)
✅ Tip: Use the NSW Planning Portal to find zoning, planning constraints and required documentation before starting.
Need Help Budgeting Your DA? Speak to us today.
At StraightLine Planning, we specialise in:
Residential, commercial, and industrial DAs
Clause 4.6 variation approvals
Heritage, flood-prone, and bushfire-affected sites
Retrospective approvals and unauthorised works
Whether you're building a granny flat, childcare centre, dual occupancy, or new warehouse, we provide:
📌 Transparent quotes
📌 Strategic planning advice
📌 High DA approval success rate
📞 Contact us today for a quote or preliminary review.
Comments