The key difference is that a Development Application (DA) is assessed by the local council with more flexibility but takes longer, while a Complying Development Certificate (CDC) is approved faster by a certifier or council against pre-set statewide criteria with stricter adherence to guidelines
Understanding the Basics
A Development Application (DA) is a formal request submitted to the local council for permission to carry out a development project. It is used for more complex developments or those that do not comply with pre-determined state-wide standards.
On the other hand, a Complying Development Certificate (CDC) is a streamlined process designed for straightforward, smaller-scale projects that meet specific state-wide planning criteria.
Approval Process
DA Approval Process - DAs are assessed by the local council, which often seeks input from neighbours and considers a broad range of factors, including the project’s impact on the environment and the local community. The process involves extensive consultation and is tailored to accommodate unique or non-standard developments.
CDC Approval Process - CDCs are assessed against pre-determined state-wide criteria. This can be done either by the local council or a private certifier, making the process much quicker and more predictable. Unlike a DA, there’s little to no room for deviation from the standards, ensuring a uniform approach.
Timeframe for Approval
For those on a tight schedule, understanding the timeframes is crucial.
DA Timeframe - DAs typically take longer to approve, with the process stretching up to three months or more. This is due to the need for comprehensive documentation, community consultation, and council deliberation.
CDC Timeframe - In comparison, CDCs are much faster, with approvals often granted within 5-20 days once all the paperwork is complete. This makes CDCs an attractive option for projects that fit within the criteria.
Flexibility in Design
DA Flexibility - DAs allow for greater design flexibility, making them ideal for projects with unique requirements or those that do not fit into rigid planning rules. For example, a bespoke home design in a heritage area might necessitate a DA.
CDC Flexibility - CDCs, by contrast, are rigid in their application. If your project deviates from the established criteria, you won’t qualify. This strict adherence to standards ensures faster approval but limits design innovation.
Applicability to Projects
DA Applicability - DAs are required for more complex developments, such as those in special zones like bushfire-prone areas, flood zones or heritage-listed sites. They’re also necessary for developments that exceed the scope of what is permissible under a CDC.
CDC Applicability - CDCs are best suited for smaller, straightforward projects such as home extensions, garages, or swimming pools that comply with state-wide standards outlined in the Environmental Planning and Assessment Regulation.
Documentation Requirements
DA Documentation - DAs typically require extensive documentation, including architectural plans, a Statement of Environmental Effects, and possibly environmental impact assessments. The complexity of the project will dictate the exact requirements.
CDC DocumentationCDCs are less documentation-heavy. While you’ll still need plans and certifications, the streamlined nature of the process reduces the administrative burden.
Community and Neighbour Involvement
DA Neighbour Involvement - With a DA, neighbours are often notified and invited to provide feedback. This is particularly common in residential areas where the proposed development could impact surrounding properties.
CDC Neighbour Involvement - CDCs generally do not require neighbour consultation, except in certain metropolitan areas. This is a significant advantage for developers seeking to avoid potential objections or delays.
Costs Involved
DA Costs - DAs tend to be more expensive due to the extensive documentation and longer approval process. You may also incur additional costs for consultants, such as architects and town planners.
CDC Costs - CDCs are generally more cost-effective, as the streamlined process reduces both time and administrative expenses.
Key Considerations for Choosing Between DA and CDC
Project Complexity - If your project involves unique design elements, significant environmental impacts, or is located in a special zone, a DA is likely the better choice.
Time Sensitivity - For time-sensitive projects that meet the pre-set criteria, a CDC is the way to go.
Flexibility - If you need flexibility in your design or layout, a DA will offer the necessary latitude.
Budget Constraints - If cost-efficiency is a priority and your project fits the criteria, a CDC can save you time and money.
Real-Life Examples
Scenario 1: Home Extension in a Heritage Area - You plan to extend your home, but it’s located in a heritage conservation zone. The unique design and historical considerations make a DA necessary.
Scenario 2: Building a Compliant Pool - You want to add a swimming pool to your backyard, and it complies with all state-wide criteria for size, setbacks and drainage. A CDC is the quicker and easier option.
While DAs offer flexibility and cater to complex projects, CDCs provide a streamlined, efficient pathway for straightforward developments.
At StraightLine Planning, we specialise in guiding clients through both processes, ensuring a smooth and stress-free experience.
Whether you’re considering a DA for a unique project or a CDC for a simpler one, we’re here to help.
If you’re unsure which approval pathway suits your project, contact StraightLine Planning today. Let’s get your development moving in the right direction.
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