Building Approvals in Australia: DA, CDC & Council Explained (2025)

Whether you're building a brand new home, renovating your kitchen, or adding a granny flat out the back — chances are, you'll need some form of building approval. And if you're confused about Development Applications, CDCs, or BASIX certificates, you're not alone.

In this comprehensive guide, we’ll walk you through every step of the building approval process across Australia. From understanding key terms to tips for speeding up council approvals, this is your go-to resource for building legally and confidently — whether you're in New South Wales, Victoria, Queensland, South Australia, Western Australia, Tasmania, the ACT or the Northern Territory.

What Is a Development Application (DA)?

A Development Application (DA) is a formal request to your local council seeking permission to carry out development. This could include building a new home, making significant renovations, or changing the use of land.

When Do You Need a DA?

You typically need a DA for:

• Major renovations or extensions
• Building in heritage conservation areas
• Homes that don’t comply with zoning regulations
• Projects that exceed height or floor space limits

Each state and territory has its own planning schemes and regulations. For example:

• NSW: Development is assessed under the Environmental Planning and Assessment Act 1979.
• VIC: Planning permits are required under the Planning and Environment Act 1987.
• QLD: DAs are lodged under the Planning Act 2016.
• WA: Each Local Government assesses DAs under the Planning and Development Act 2005.

Check with your local council — each has its own rules and planning instruments.

What’s Involved?

The DA process usually involves:

1. Site analysis and design: Understand zoning, overlays, and neighbourhood context.
2. Architectural drawings: Professionally prepared plans and elevations.
3. Statement of Environmental Effects (SEE) or Planning Report: Addresses how the development meets planning controls.
4. Supporting documents: Including shadow diagrams, landscape plans, waste management plans.
5. Submission to council: Online or via council portal.
6. Public notification: Neighbours may be invited to comment.
7. Assessment and referrals: Internal or external authorities may provide input (e.g., bushfire, heritage, flooding).
8. Decision: Approval may come with conditions or require amendments.

Tip: DA documentation can be complex. Working with a planner or architect experienced with your local council can greatly reduce stress.

What Is a Complying Development Certificate (CDC)?

A CDC is a fast-track approval process for straightforward development projects that meet strict planning and building rules. It combines planning and construction approval into one.

Note: CDCs are specific to NSW. Other states may use different terminology or processes for fast-tracked approvals.

Equivalent Fast-Track Options by State:

• NSW: Complying Development Certificate (CDC)
• VIC: Some projects qualify as 'VicSmart' applications
• QLD: Risk-based assessments can be fast-tracked through private certifiers
• WA/SA/ACT: Check with local councils and private building surveyors for streamlined options

What Types of Work Qualify?

• Secondary dwellings (granny flats)
• Internal renovations not affecting structure
• New dwellings on appropriately zoned land
• Sheds, carports, fences, and swimming pools within guidelines

How to Apply:

1. Engage a private certifier or council.
2. Provide complete drawings and specifications.
3. Lodge paperwork including building code compliance and bushfire or flood assessments if required.
4. Approval issued if all conditions are met — often within 5–15 working days.

Tip: A CDC skips public notification, which can help avoid delays, but is only available for projects that meet every single rule. One non-compliance means you’ll need a DA instead.

How Long Do Building Approvals Take?

Approval timeframes vary depending on the type of application, your location, and how complete your documentation is.

Average Timelines:

• Development Application (DA): 6–12 weeks (may extend to 6+ months with complications)
• CDC or Fast-Track Application: 5–15 business days with correct documentation

What Can Delay the Process?

• Missing documents or inconsistent plans
• Neighbour objections or public submissions
• Required referrals to state departments
• Environmental or heritage impact issues

How to Speed Things Up:

• Do a pre-lodgement meeting with council
• Work with experienced professionals
• Double-check your plans comply with local controls
• Submit all supporting documents upfront

Tip: The fastest path is compliance. If your project meets all controls, a CDC or fast-tracked DA stands a better chance of smooth approval.

Can You Build a Granny Flat Without Council Approval?

Yes, in some states, you can build a granny flat without full DA approval — typically through a CDC or streamlined process.

State Examples:

• NSW: CDCs for granny flats are common if your property is over 450m² and meets setback, height, and floor area requirements.
• QLD: Secondary dwellings require council approval in most LGAs, but rules vary greatly.
• VIC: Dependent Person’s Units (DPUs) are allowed in some areas without a full planning permit, if they meet all criteria.
• WA/SA: Typically need a planning application, but may be assessed as low-impact developments depending on zoning.

What to Check:

• Zoning and minimum lot size
• Maximum dwelling size (e.g. 60m²)
• Setbacks from side/rear boundaries
• Access and parking requirements

Tip: Always consult your local council or a planning consultant. Granny flats can be a great investment — but compliance is key to avoid costly enforcement or removal.

What Is Exempt Development?

Exempt development refers to minor work that can be carried out without planning or construction approval, as long as it meets specific standards.

Typical Exempt Projects:

• Small garden sheds (e.g., under 10m² and below 3m in height)
• Boundary fences (under certain height and material conditions)
• Minor landscaping, pergolas, decks, and awnings
• Solar panels and water tanks (within scale and location rules)

State Guidelines:

• NSW: Outlined in the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008
• VIC: Refer to Clause 62 of your local Planning Scheme
• QLD: Some minor works listed under Schedule 7 of the Planning Regulation
• Other States: Refer to local development codes or Residential Design Codes (R-Codes)

Tip: Even if your project is exempt, it must still comply with the Building Code of Australia (BCA) and not be in a sensitive area like heritage zones or bushfire overlays.

Do You Need a Bushfire Assessment Report?

Yes — if your property is in a designated bushfire-prone area.

Bushfire Attack Level (BAL) Ratings:

• BAL-LOW: Minimal risk
• BAL-12.5 to BAL-29: Increasing fire exposure; requires specific construction measures
• BAL-40 to BAL-FZ (Flame Zone): Highest risk; requires non-combustible materials and advanced design

Required For:

• All new homes in bushfire-prone areas
• Additions or significant renovations
• CDC and DA applications in affected zones

How to Get One:

• Hire a certified bushfire consultant
• BAL reports include mapping, vegetation analysis, slope, and proximity to fire sources
• Submit the report with your planning or building application

Tip: A higher BAL can significantly increase your build costs — factor this into site selection and design from the outset.

What Are BASIX Requirements?

BASIX (Building Sustainability Index) is mandatory in NSW and applies to all residential developments. Its aim is to ensure homes are water and energy efficient.

Requirements Include:

• Thermal performance (orientation, insulation, glazing)
• Energy efficiency (lighting, hot water systems, heating/cooling)
• Water efficiency (rainwater tanks, low-flow fixtures)

How to Comply:

1. Complete the online BASIX assessment
2. Input design details (site, construction, appliances)
3. Receive a score and adjust design to meet targets
4. Submit BASIX Certificate with DA or CDC application

In Other States:

• VIC: NatHERS star rating required
• QLD/SA/WA/ACT/NT: NCC Section J or equivalent applies

Tip: Work with your designer early — redesigning plans to meet BASIX can delay your approvals if done too late.

Getting Professional Help

Approval processes can be complex, particularly when zoning overlays, heritage areas, or bushfire zones are involved.

Who Can Help:

• Town Planners: Navigate complex rules and help lodge DAs
• Building Designers & Architects: Prepare compliant designs and documentation
• Private Certifiers/Surveyors: Assess and approve CDCs and building applications
• Engineers: Required for structural certification, stormwater design, etc.

Tip: Hiring experienced professionals upfront may cost more initially, but can save you time, money, and rework down the track.

Tools and Resources by State

• NSW: NSW Planning Portal
• VIC: Planning VIC
• QLD: Development.i
• WA: WA Planning Portal
• SA: PlanSA
• TAS: Tasmanian Planning Portal
• ACT: ACT Planning
• NT: NT Planning System
• Locate Your Local Council

Understanding the building approvals process is crucial for saving time, avoiding stress, and ensuring your project moves ahead smoothly. Whether you’re building your dream home or a smart investment property, knowing when to apply for a DA, how fast-track approvals work in your state, and how to meet energy or bushfire standards can save you thousands.

Need help finding a designer who understands local regulations in your state or territory? Visit CO-architecture.com to connect with experienced professionals across Australia who can guide you every step of the way.

Frequently Asked Questions (FAQ)

Do I need council approval to renovate my house?

It depends on the type and scale of your renovation. Minor internal changes may be considered exempt development, while larger extensions, structural changes, or work in heritage areas typically require a Development Application (DA) or Complying Development Certificate (CDC).

What is the fastest way to get building approval?

A Complying Development Certificate (CDC) is usually the fastest option, with approvals possible in as little as 10 days — but your project must strictly meet all criteria. Otherwise, a Development Application (DA) through your local council may be required, which can take several weeks.

What is the difference between a DA and a CDC?

A DA is assessed by your local council and suits more complex or non-standard developments. A CDC is a fast-tracked approval assessed by a private certifier, used when a design fully complies with planning controls.

Can I build a granny flat without a DA?

In some states like NSW, a granny flat may be approved via a CDC if it meets criteria for lot size, setbacks, and design. In other regions, a DA may still be required — check with your local council.

What happens if I build without approval?

Building without the necessary approvals can result in stop-work orders, fines, legal action, and the requirement to demolish or modify the works. Always consult a professional before starting construction.

Disclaimer: This article is intended as general guidance only and may not reflect the most recent planning regulations or regional differences in Australia. For personalised advice and compliance support, please consult a qualified town planner, certifier, or your local council.