Instructions for Lodging a Development Application
Council requires the submission of the following information as a minimum. It should be noted that in various circumstances, Council may require additional information to assess an application. The Environmental Planning and Assessment Act confers the right of Council to request additional information after lodgement of the Development Application if the Council determines that such information is necessary for the accurate assessment of the proposal.
Council will not accept a Development Application unless the minimum requirements have been satisfied. The minimum requirements include:
1. Completed application form.
2. Application fees.
3. Owners consent (all owners must provide their original consent)
o Three (3) copies for a DA/CC Application.
o Seven (7) copies for a DA for a subdivision.
Note: Electronic copies of plans are required to be submitted with an application. If you are unable to provide these, a scanning fee will be charged. For more information go to www.lachlan.nsw.gov.au or ask the staff in Environment & Planning. Electronic plans will be stored at the Council office, allowing applicants to request copies of plans in the future in the event that their plans are lost.
5. Statement of Environmental Effects/Supporting Information.
6. Basix Certificate.
7. A4 reduced version of plans for neighbour notification purposes.
Minimum Requirements are explained below:
1. Development Application (DA)/Application to Modify a Development Consent (Section 96) / SEPP 4 Application (Change of Use)
A DA form is required to be completed. Forms are obtainable from Council offices and on Council’s website www.lachlan.nsw.gov.au
2. Application Fees
Development Application fees are detailed at www.lachlan.nsw.gov.au. Council reserves the right to request proof of the estimated cost of a development in order to establish the appropriate application fee.
Some applications require advertising and as such advertising fees are also required by Council depending on the application proposed. These are also provided at www.lachlan.nsw.gov.au
3. Owners Consent
A Development Application cannot be legally lodged without the consent of all registered property owners. Property held in the ownership of a company requires a company seal appropriately singed by an authorised person.
Three (3) copies of plans of the proposed development. (Note: Depending on the development proposal not all the plans listed below may be required by Council).
Site Plan (for all development applications)
- Scale 1:100 or 1:200
- Dimensions of land
- Area of land
- North Point
- Existing buildings/structures/access, including their distance from boundaries and existing buildings
- Existing vegetation/natural features, including their distance from boundaries and existing buildings
- Site levels/contours
- Proposed buildings/access/carparking/setbacks
- Existing/proposed easements
- Details of any cut and fill
- Drainage concept
4.2 Floor Plan (for Development Applications where building works or use of a building is proposed)
- Layout of building
- Uses of rooms
- Room area/dimensions
- Window/door openings
4.3 Elevation Plan (for Development Applications where building works or use of a building is proposed)
- Height of buildings (wall and ridge height)
- Roof pitch
- Type/colour of building materials
- Existing and finished ground levels
- Finished floor levels
- Cross sections
- Proposed lots including area and dimensions
- Site contours/levels
- Existing easements
- Natural features/vegetation
- Proposed access arrangements
- Existing buildings/structures/access
- Public road access
- Community or common property (if Community or Strata Title)
- Building envelopes
- Staging details (if applicable)
- Existing lot boundaries
- Proposed turf and garden areas
- Proposed planting schedule
- Botanic and common names and sizes of plants at maturity
- Garden edging and mulching detail
5. Statement of Environmental Effects / Supporting Information
In addition to a minimum standard of plans, Council equally requires the submission of a Statement of Environmental Effects and supporting information to clearly describe the proposed development. The contents of a Statement of Environmental Effects will vary depending on the individual Development Application. Under Section 79C of the Environmental Planning and Assessment Act, 1979, Council has to consider specified matters as part of the determination of a Development Application.
5.1 Statement of Environmental Effects (Three (3) copies)
A Statement of Environmental Effects should contain the following specific analysis, if applicable:
- Whether the proposal is consistent with the Lachlan Local Environmental Plan (LEP) 2013, any relevant State and Regional Planning Policies and the Lachlan Interim Development Control Plan and justification for any departures from these documents.
- The relevant matters under Section 79C of the Act to the proposal which include the suitability of the site for development, the impacts of the development including environmental impacts on both the natural and built environments and any social or economic impacts.
- Proposed days and hours of operation.
- Number of staff.
- Estimation of traffic movements, carparking demand and access, maneuvering and loading facilities.
- Details of the methods of waste and waste water disposal.
- Proposed means of stormwater drainage from the site.
- Details of the previous uses of the subject land.
- Machinery/equipment to be used and management controls to be employed
- Details of any chemicals to be used on the site and the technical and management controls to be employed.
- Details of all services/utilities, ie, sewerage, water, telephone, electricity.
- Vegetation to be removed
- Details of any cut and fill and any retaining walls.
- The relationship of the proposed development to existing development in the locality, (ie, potential land use conflict, scale, character, etc).
- Details of any licensing, notices, etc. relating to onsite contamination.
- Details of any natural constraints to development such as flooding, bushfire, instability, etc.
Supporting information may be requested for proposals of a type or scale which require more detailed assessment of the potential impacts of the development. It is recommended that Council’s planning staff be consulted as to the likelihood of such information being required. Supporting information may include:
- Flora and Fauna Assessment
- Geotechnical Report
- On-Site Effluent Disposal Report
- Heritage Assessment
- Contamination Investigation / Site Validation / Remediation Report
- Flood Report
- Traffic Study
- Archaeological Study
- Odour Impact Report
- Noise Impact Report
- Water Quality Assessment
- Air Quality Report
- Erosion and Sediment Control Plan
- Soil and Water Management Plan
- Bushfire Hazard Report
6. Basix Certificate
Council cannot accept a development application for a dwelling, a residential component of mixed commercial/residential buildings or residential flat developments without a BASIX Certificate or Additions/Alterations to Dwelling valued at $50,000 or more and Swimming Pools with a water capacity of 40,000 litres or more. This certificate can be obtained from www.basix.nsw.gov.au or through your building designer. The Basix commitments shown on the certificate must be clearly marked on the plans and specifications.
7. Construction Certificates
Once development Consent has been granted a Construction Certificate must be obtained before commencing any building or construction work.
A Principal Certifying Authority (PCA) is to be nominated by the owner and may be Council or a Private Certifier. Lachlan Shire Council’s expert team of Building Surveyors may be nominated as the PCA to issue the construction certificate which assures that the detailed construction plans and specifications comply with the National Construction Code and associated standards or codes and that your proposal is consistent with the Development Consent. The Construction Certificate Application may be submitted at the same time as a Development Application or at a later date.