DA and CDC Approval in NSW: Complete Checklist for 2026
Comprehensive DA and CDC approval checklist in Sydney. Learn NSW requirements, costs, and process for council DA and complying development certificates.
DA vs CDC — the quick answer
A Development Application (DA) is a merit-based approval assessed by your local council — averaging ~80 days and suited to complex or non-standard designs. A Complying Development Certificate (CDC) is a faster, rules-based approval issued by a private certifier or council in as little as 20 days (10 days for NSW Housing Pattern Book designs) — but only when your project meets every standard in the NSW Codes SEPP.
In NSW building, "CDC" stands for Complying Development Certificate. Need the full process walkthrough — lodgement forms, notifications, appeals? Read our step-by-step DA & CDC guide. This page is the checklist.
DA vs CDC at a Glance
| Development Application (DA) | Complying Development Certificate (CDC) | |
|---|---|---|
| What it is | Merit-based planning consent | Fast-tracked planning + construction approval in one |
| Who approves | Local council only | Accredited private certifier OR council |
| Typical timeframe | ~80-day average (state target: 90-day council average from July 2026) | 20 days statutory; 10 days for Pattern Book designs |
| Neighbour notification | Usually required (14–30 days by council) | 14 days before issue (7 days for Pattern Book) |
| Assessment | Discretionary — design merit is weighed | Rules-based — comply or refuse |
| Best for | Constrained sites, heritage, variations to controls | Standard designs on straightforward sites |
| Indicative cost | Higher — council fees, consultants, contributions | Lower — certifier fee typically $3,000–$6,000 |
Costs vary by council, certifier and project scale — see the itemised breakdown below.
Development Application (DA) Checklist — Documents You Need to Lodge
A NSW Development Application is lodged via the NSW Planning Portal as a complete documentation set. Missing items are the #1 cause of Requests for Information that add weeks to your determination (full lodgement process in our guide).
Core documents for most DAs
- Architectural plans — site plan, floor plans, elevations and sections showing natural ground levels, existing structures, proposed works, demolitions and easements.
- Statement of Environmental Effects (SEE) — the written case addressing zoning, DCP/LEP controls and environmental impacts.
- BASIX certificate — mandatory for all new dwellings, for alterations/additions valued at $50,000 or more, and for pools or spas over 40,000 litres.
- Survey plan — current boundaries and site levels by a registered surveyor.
- Structural engineering plans — certified by a qualified engineer.
- Stormwater/drainage concept plan — meeting your council's drainage policy.
- Materials and finishes schedule — external colours, finishes and textures.
- Cut, fill and retaining wall plans — where earthworks are proposed.
- Section 10.7 Planning Certificate — confirms zoning and site constraints (renamed from "Section 149" in 2018).
Conditional reports (council- and site-dependent)
- Heritage impact statement — heritage-listed items or conservation areas
- Bushfire assessment (BAL rating) — bushfire-prone land
- Arborist report — trees affected by the works
- Waste management plan — demolition or larger builds
- Flood, acid sulfate soils or contamination reports — site-specific
- Acoustic report — sites near major roads or rail
Complying Development Certificate (CDC) Checklist
A CDC combines planning and construction approval in one step — determined by an accredited certifier or council within 10–20 days of a complete application, but only if the project complies 100% with the Codes SEPP. One missed standard = refusal, and you'll lodge a DA instead.
Documents required for most CDCs
- Section 10.7(2) Planning Certificate (formerly Section 149(2))
- Three sets of architectural plans complying with the NSW General Housing Code, including landscaping and BASIX commitments
- Current BASIX certificate
- Building specifications and structural engineer's plans
- Survey plan and stormwater plans meeting council policy
- Sydney Water Quickcheck approval — where water or sewer assets are affected
- Long Service Levy receipt — 0.25% of work value, only when works are $250,000 or more incl. GST (below that it's exempt — the rate and threshold changed on 1 Jan 2023 from the old 0.35% / $25,000 rule)
- Owner's consent — if lodging on behalf of the property owner
- Builder's licence details + HBCF certificate for residential work of $20,000 or more — or an owner-builder permit where applicable
What a CDC can approve
- New 1–2 storey dwelling houses
- Alterations and additions (extensions)
- Granny flats / secondary dwellings up to 60 m², subject to site standards
- Dual occupancies, manor houses and terraces up to 2 storeys under the Low-Rise Housing Diversity Code (R1, R2, R3, RU5 zones)
- Swimming pools, demolition, commercial fit-outs, change of use, new industrial buildings
Fast lane: homes designed from the NSW Housing Pattern Book can be approved in 10 days with 7-day neighbour notification. Applications run through the NSW Planning Portal.
How Much Does DA or CDC Approval Cost in NSW?
CDC costs — typical Sydney residential
- Certifier assessment fee: $3,000–$6,000
- BASIX certificate: ~$130–$250 (plus assessment fees)
- Surveyor & engineer fees: project-dependent
- Total: typically $3,000–$6,000+, plus design fees
DA costs — typical Sydney residential
- Council lodgement fee: $1,100–$2,200 (scales with project value)
- Statement of Environmental Effects: $500–$900
- BASIX certificate: $130–$250
- Section 7.11/7.12 contributions: $4,000–$8,000+ (higher in growth LGAs)
- Specialist reports — heritage, bushfire, arborist: $1,000–$5,000+ if triggered
- Total all-in: commonly $8,000–$15,000+
What swings the cost: site constraints (heritage, flood, bushfire), specialist reports, council contribution rates, and redesign after lodgement. A pre-lodgement feasibility review catches most of these early.
How Long Does Approval Take in 2026?
- CDC — standard: 20-day statutory determination from a complete application; allow 2–3 weeks total including certifier review. 14-day neighbour notification runs before issue.
- CDC — Housing Pattern Book: 10-day determination + 7-day notification.
- DA — NSW average: ~80 days determination; the State's council target is a 90-day average from July 2026, stepping to 65 days by 2028. Complex or notified DAs run longer.
- Deemed refusal: past the statutory appeal window (40 days standard, 60 days integrated), you gain NSW Land and Environment Court appeal rights — detail in our full guide.
Which Pathway — DA or CDC?
Quick rule: if your design fits every Codes SEPP standard with zero variations, CDC is faster and cheaper. If you need any flexibility — setbacks, height, heritage character, floor-space ratio — it's a DA.
Choose CDC when:
- The site is unconstrained — no heritage, flood, significant bushfire or acid sulfate issues
- The design meets all numerical Codes SEPP standards
- Speed matters more than design flexibility
Choose DA when:
- The site is heritage-listed, in a conservation area, flood-affected or bushfire-prone
- You need a variation to development standards
- The development type isn't covered by the Codes SEPP
- You want design flexibility through merit assessment
Not sure? A short feasibility review against your council's LEP/DCP and the Codes SEPP answers it definitively — that's the first thing we do for clients.
Common DA and CDC Mistakes That Delay Approval
- Lodging with missing documents — triggers RFIs and stalls the assessment clock
- BASIX commitments that don't match the plans (insulation, glazing, fixtures)
- Stormwater plans that don't meet the council's drainage code
- Assuming CDC applies without checking every numerical standard — one miss = refusal
- Outdated survey plans
- Paying the Long Service Levy at the old 0.35% rate or on exempt projects — current rule: 0.25%, only at $250,000 or more
- Forgetting HBCF insurance for residential work of $20,000 or more
DA and CDC — Frequently Asked Questions
What is the difference between DA and CDC approval in NSW?
A Development Application (DA) is the standard council-assessed, merit-based approval pathway taking ~80 days on average. A Complying Development Certificate (CDC) is a rules-based fast-track approval for projects that meet every NSW Codes SEPP standard — determined in 10–20 days by a private certifier or council, with no design discretion.
How long does CDC approval take in NSW?
The statutory determination period is 20 days from a complete application (10 days for NSW Housing Pattern Book designs). Allow 2–3 weeks total including certifier document review. Neighbour notification of 14 days (7 for Pattern Book) may run before the certificate is issued.
How much does a CDC cost in NSW?
Certifier fees for a typical residential CDC run $3,000–$6,000, plus BASIX (~$130–$250), surveyor and engineer fees. CDC is generally cheaper than a DA because there is no public exhibition and no protracted council assessment.
How much does DA approval cost in Sydney?
Council lodgement fees are typically $1,100–$2,200 for a standard home, plus the Statement of Environmental Effects ($500–$900), BASIX certificate ($130–$250), and Section 7.11/7.12 contributions ($4,000–$8,000+). Full professional costs for DA preparation commonly land between $3,500 and $8,000, and $8,000–$15,000+ all-in once reports and contributions are included.
Do I need a BASIX certificate for DA or CDC?
Yes, in most residential cases. BASIX is mandatory for all new dwellings, for alterations and additions valued at $50,000 or more, and for pools or spas over 40,000 litres — on both DA and CDC pathways. See BASIX & NatHERS for details.
Can I get a CDC for a granny flat in NSW?
Yes — secondary dwellings up to 60 m² can be approved via CDC if the site meets the Housing Code standards, including minimum 450 m² lot area, residential zoning, required setbacks and tree clearances. If the site misses any standard, a DA is required instead.
Who can issue a CDC?
Either your local council or a private certifier accredited under the Building and Development Certifiers Act 2018. Most applicants choose a private certifier for speed.
What replaced the Section 149 certificate?
The Section 149 Planning Certificate was renamed the Section 10.7 Planning Certificate on 1 March 2018. Same document, new number — many older guides (and some council forms) still say "149".
What is the Long Service Levy and when do I pay it?
A NSW levy of 0.25% of the construction cost, payable before work begins — only on projects valued at $250,000 or more incl. GST. Projects under $250,000 are exempt. Details: NSW Long Service Levy. (Rate and threshold changed on 1 January 2023 — previously 0.35% over $25,000.)
DA vs CDC — which one is faster?
CDC by a wide margin: 10–20 days versus an ~80-day average for a DA. The trade-off is zero flexibility — CDC is refused if any single standard is missed, whereas a DA allows design negotiation with council.
Expert Help With DA and CDC Applications in Sydney
Navigating council DA applications and CDC documentation is what we do every day. giantA Pty Ltd's architectural and drafting team prepares DA-ready plans, CDC documentation, BASIX assessments and compliance certificates for residential, commercial and industrial projects across Sydney and NSW — from feasibility and pathway selection to lodgement and determination.