Frequently Asked Questions

You are not legally required to engage a town planner, but having one significantly improves your chances of a smooth approval. A town planner identifies issues before lodgement, prepares the Statement of Environmental Effects (SEE), manages council correspondence, and responds to Requests for Information (RFIs). For any project of substance, professional planning advice is strongly recommended.

Read more: How to choose a town planner in Sydney

The statutory timeframe is 40 business days for most residential DAs and 60 days for complex proposals. In practice, many DAs take 3–6 months due to notification periods, Requests for Information, and council workload. Well-prepared applications with complete documentation are typically determined faster.

Read more: How to lodge a DA in NSW — step by step

Council lodgement fees are set by regulation based on estimated construction cost — typically $1,500–$2,500 for a $500,000 project. Total costs including architectural plans, specialist reports, BASIX, and town planning fees commonly range from $15,000 to $50,000 or more for a residential DA in Sydney, depending on complexity and what specialist reports are required.

A Statement of Environmental Effects is a planning report that explains your proposal, demonstrates how it addresses the relevant planning controls, and assesses its likely environmental impacts. It is a mandatory document for most DAs in NSW and is typically prepared by a town planner. The quality of the SEE directly affects how council receives and assesses your application.

A pre-DA meeting is an optional meeting with council's planning team before you formally lodge. You present your proposal and receive written feedback on the key issues council expects to be addressed. They're particularly valuable for complex, heritage-affected or potentially contentious proposals — and give your town planner strategic intelligence before lodgement.

If your DA is refused, you have the right to appeal to the NSW Land and Environment Court within 6 months of the refusal notice. You can also request an internal review at some councils, or amend the application to address the reasons for refusal and re-lodge. Sky Planning can advise on the best path forward, including whether an appeal has merit.

Read more: Legal & Advisory Support

A 10.7 Certificate (formerly Section 149) is an official document issued by council setting out the planning controls and constraints that apply to a property. It is commonly obtained as part of a property purchase. A Full 10.7(5) Certificate is the most comprehensive, including known hazards, policies, and contributions plans. We recommend obtaining one before committing to any development project.

A DA is assessed by your local council through a merit-based process — typically 3–6 months. A CDC is assessed by a private certifier against pre-set standards in state policy, typically in 10–20 business days. CDCs are faster but are only available for development that meets all required standards and is not in a heritage conservation area.

Read more: DA vs CDC — full comparison

No. Properties in a heritage conservation area (HCA) are not eligible for complying development. These properties must use the DA pathway. If you're unsure whether your property is in an HCA, a town planner can confirm within minutes.

A CDC is binary — your proposal either meets all required standards or it doesn't. There's no discretion and no variation available. If a project misses a CDC standard, you need either a DA, or a design change to bring it into compliance. Sometimes a small adjustment unlocks the CDC pathway and saves months. A town planner can identify this quickly.

Exempt development is minor work that requires no approval at all — no DA, no CDC. Examples include small garden sheds under a certain size, minor fencing, some internal works, and minor signage. Exempt categories are defined in state SEPPs. A town planner can quickly confirm whether your project qualifies.

A heritage conservation area (HCA) is a precinct identified in a Local Environmental Plan as having cultural, architectural or historical significance. Properties within an HCA are subject to additional controls — particularly for work visible from the street. Changes that might be simple elsewhere (new fencing, cladding, rear additions) may require a Statement of Heritage Impact and heritage approval.

Heritage conservation areas are mapped in your council's Local Environmental Plan and can be checked on the NSW Planning Portal or your council's mapping tools. A town planner can confirm your property's heritage status and advise on the implications for your proposed development — usually within a single conversation.

A Statement of Heritage Impact (SHI) is a planning report that assesses how a proposed development affects the heritage significance of a property or area. It is required for most DAs affecting heritage items or development within heritage conservation areas. Sky Planning prepares Statements of Heritage Impact as part of DA submissions.

Secondary dwellings are permitted on many residential lots under the Housing SEPP 2021, provided the lot is at least 450m². Many can be approved as complying development in around 20 business days. Properties in heritage conservation areas or with other constraints may need a DA instead. Sky Planning can advise whether your lot qualifies and which pathway applies.

Read more: Residential Development

Subdivision is subject to minimum lot size requirements under the applicable Local Environmental Plan. If your lot is large enough and there are no overriding constraints (heritage, flooding, ecology, bushfire), subdivision may be possible. Torrens title subdivision requires a DA. Sky Planning can assess the feasibility of your site quickly.

Read more: Subdividing in NSW — a basic overview

BASIX (Building Sustainability Index) sets sustainability targets for residential development in NSW, covering water, energy and thermal comfort. A BASIX Certificate is required for all new dwellings, alterations and additions over 50m², and swimming pools over 40,000 litres. It must be submitted with your DA or CDC application.

Read more: Sustainable Advisory

Yes — a pre-purchase planning assessment is one of the best ways to avoid an expensive mistake. It tells you what the planning controls allow, what constraints apply, and what your development options are before you commit to a purchase price. Sky Planning provides pre-purchase assessments as a standalone service.

In most cases, yes. Changing the use of a premises — from retail to café, office to creative studio, warehouse to event space — requires planning approval because different uses have different impacts on parking, noise, amenity and infrastructure. Sky Planning can assess whether your proposed use is permissible in the zone and what approval pathway applies.

Read more: Commercial Fitout & Use Approvals Projects

Change of use applications that qualify as complying development can be approved in 10–20 business days. Full DAs typically take 40–90 days. The timeframe depends on the council, the proposed use, parking availability, and whether pre-DA engagement has been undertaken.

It depends on the nature and extent of the works. Minor maintenance typically doesn't require approval. However, structural remediation, waterproofing of common property, replacement of external cladding, roof replacement, and works that change the appearance of a building often require a DA or CDC. Sky Planning can assess whether your remedial works need council approval.

Read more: Strata Remedial Projects

For common property works — which most strata remedial projects involve — the owners corporation (OC) is the applicant and would typically engage the town planner. For works within a lot that require external or structural changes, the lot owner engages their own planner. Sky Planning works with both owners corporations and individual lot owners depending on the nature of the project.

As early as possible — ideally before you engage an architect, sign a lease, or commit to a property purchase. The most common mistake is engaging a planner after designs are complete or a lease is signed, only to find the planning controls require significant changes. A brief conversation with Sky Planning before you commit costs very little and often prevents expensive problems.

We are based in Balmain and work primarily across Sydney's Inner West, Eastern Suburbs and Northern Beaches. Our core council areas include Inner West, Waverley, Woollahra, Randwick and Northern Beaches Council. Contact us to discuss your specific location.

Our fees vary based on project complexity and scope. We always provide a clear written fee proposal before any work begins. Most engagements start with an initial planning assessment or consultation. Contact us to discuss your project and we'll give you an honest indication of cost — before you commit to anything.

Yes. Sky Planning is led by Melissa Neighbour, a Registered Planner (RPIA) with the Planning Institute of Australia — the highest individual accreditation PIA confers. Registered Planner status confirms advanced professional standards, ongoing development requirements, and a code of ethics. When you engage Sky Planning, you're working with qualified professionals — not generalists.