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» Planning & Development Forms Planning & Development FormsForm FeesAdditional Information to Council FormThis form may be required to be submitted during the DA assessment process. Examples of accompanying documents include: Statement of Environmental Effects, Heritage Impact Statement, SEPP 1 Objections, Shadow Diagrams etc. The form must be accompanied by the Archiving Fee. Please note this form is not to be used when submitting Amended Plans to Council, as additional fees may be required for re-advertising, instead please use the Amended Plans form. Amended PlansAn amended plan form and applicable fees need to be lodged if you intend to submit, or are required to submit, altered plans during the assessment of a Development Application. Building Applications(No longer Applicable) A Building Application is required for all buildings which were approved under a development consent issued for applications lodged before 1 July 1998. All applications lodged since 1 July 1998 now require a Construction Certificate. Building CertificateA Building Certificate is a certificate issued to show that Council has inspected a property and noted the improvements on it. It is usually requested for properties that are for sale or when unauthorised works have occurred. It is a certificate of non-action which indicates that Council will not issue an order to repair, demolish or rebuild the building for the next 7 years. Orders may be issued if premises are in an unsatisfactory state or in the event of deterioration. Council may still issue orders in relation to ensuring to adequate fire safety in a building, even if a building certificate exists for the property. All applications must be accompanied by an up-to-date current survey. Other information may be received dependent on circumstances. (Approximate Turnaround Time: 3 weeks or longer, as an inspection and complete history review are required.) Complying Development CertificateA Complying Development Certificate is issued for works which satisfy set criteria as outlined in the North Sydney LEP 2001. These certificates can be issued by Council or an independent accredited certifier. The onus is on the applicant to satisfy themselves that their proposal is one capable of being dealt with as complying development, i.e. the proposal must comply with all the set criteria. Council's fee is for the assessment of the application as submitted and once determined no refund is possible. If in doubt the applicant should err on the side of caution and lodge a Development Application (DA). Approximate Turnaround Time: 3 weeks (or longer, as an inspection is required and lack of information may lead to delay - specifications etc.) Construction CertificateA Construction Certificate is a certificate which states that building work may commence on an approved development, and complies with the terms of the Development Consent and the Building Code of Australia. Construction Certificates are either issued by Council, or independent accredited certifiers (PCA - Principle Certifying Authorities). A Construction Certificate cannot be issued without obtaining prior development consent for that development. A Construction Certificate must be obtained prior to the commencement of any work. Approximate Turnaround Time: 3 weeks (or longer, if all information has not been submitted for assessment - eg: engineers report, stormwater drainage diagrams etc.)
Conveyancing Certificate (88G)An 88G Certificate is a certificate issued by Council pursuant to section 88G of the Conveyancing Act 1919. Any person may apply to Council for a certificate under section 88G as to the amount (if any) payable to Council because of a failure to comply with a public positive covenant imposed on land under section 88D or 88E of the Conveyancing Act. On receipt of the application and after payment of the prescribed fee, Council shall provide to the applicant a certificate in writing:
Under the terms of section 88G, production of the certificate shall for all purposes be conclusive proof in favour of a purchaser in good faith and for value of the land that, at the time at which the certificate is issued:
Development Application (DA)A Development Application (DA) is required for alterations and additions, some changes of use of premises, new buildings and all changes proposed to a building in a Conservation Area or a heritage-listed building. DAs may be local, integrated or designated. Approximate turnaround time: 60 days (or longer, if additional information is required to be submitted by the applicant for assessment, or the application is referred to a councillor inspection, or amended plans are required, or the application needs to be referred to state authorities). 1(This fee is charged to cover the cost of electronically scanning, and archiving documents with a view to security, and where Council is required to store and maintain the documents.) Development Pre-Application Meeting (Paid)Please be advised of the following dates these meetings will be suspended:
The pre-application service is available to all applicants. Fees apply to all meetings (see form for details). An Assessment Team Leader, a Manager, or an Executive Planner will generally chair meetings, with appropriate technical advisers including Heritage, Engineering, Landscaping or Building Code of Australia (BCA), being present. Higher fees are applicable for the Planning and Development Services (PDS) Manager or Director to attend meetings (see form for details). Please consult a Planning Advisor (ph 9936 8100) before lodging your meeting request to determine the appropriate level of service required. Note: please complete this form before attending, and meetings will be booked only upon receipt of the fees at Council's Customer Service Centre. Section 96 - Modification of DA Consent or ApprovalAn application to modify a consent or approval granted by Council. Proposed changes must be substantially the same as the original consent or approval granted. Section 82A - Review of DeterminationA Section 82A Review of Determination is an application requesting that the Council to review its determination of a development application. You must lodge this application within 12 months after the date of the determination of the DA. You cannot make this application if the development is 'designated development' or 'integrated development'. If unsure, contact Council for details.Your application must include an explanation of why you consider the Council should review its determination of the DA (please use page 2 of the form or attach a written statement). In addition, where amendments are proposed pursuant to s82A of the Act, fully detailed plans and a revised Statement of Environmental effects etc. must be submitted together with this form in accordance with Council's DA Checklist. Development Application - Integrated DevelopmentSome developments will require integrated development consent from North Sydney Council and one or more approvals under other Acts from State Government Departments and Public Authorities. A list of the types of development which will require approval from another authority, which may be relevant to North Sydney Council, are listed in the information sheet below. If your application is for Integrated Development, you are required to tick the appropriate boxes on the Development Application Form. Development Application (DA) Submission FormFormal comments in support of, or objection to Development Applications that are currently on exhibition must be made in writing and addressed to the General Manager. Submissions should relate directly to the work proposed and its possible impact on surrounding property, or the locality. Please ensure that Council receives all comments by the Expiry Date (usually two weeks after publication in the local paper). Submit your conmments in either of two ways:
Political Donations Disclosure FormWhen applying for a DA or making a submission to Council regarding a current DA, if you have made a political donation within the last two years or gift to any local councillor or Council employee, then fill in this form, and submit it with your DA, or submission. More information:> frequently asked questions about this legislation Exempt DevelopmentsExempt Developments do not require Forms or Applications Exempt development does not require the submission of a development application to Council, subject to the development complying with pre-determined criteria established in the Schedule of Exempt Development. It is the applicant/owner's responsibility to demonstrate that works are "exempt development" if challenged to do so. If in doubt, the owner should seek written advice of the Council, or alternatively lodge a Development Application. Stiff penalties may apply to works that are mistakenly carried out as "exempt development". Hoarding ApplicationPrior to the erection of any temporary fence or hoarding over property owned or managed by Council, approval must be obtained. An application needs to be accompanied by plans indicating the type of hoarding and its layout. If an 'A Class' hoarding is to alienate a section of Council's property, that section will require a permit for the occupation of Council's property. Approval for hoardings will generally only be given in association with approved building works, maintenance, or to ensure protection of the public. Fees are assessed and are part of any approval given. Occupation CertificateAn Occupation Certificate and an Interim Occupation Certificate are issued by Council to allow safe and healthy occupation of completed building works. The Interim Certificate allows occupation of part of a building or is limited to a set period of time in which any outstanding must be addressed. Approximate Turnaround Time: 3 weeks (or longer, if all information has not been submitted for assessment) Out of Hours Work ApplicationCouncil can give consent on a one-off basis only for activities undertaken outside normal construction hours due to public safety, convenience, or traffic related reasons; and the applicant must demonstrate that an approval is in place for the works if an approval is required. Approval will not be granted to facilitate early completion of works. If regular "out of hours" work is contemplated then a Section 96 Application must vary the applicable condition of the Development Consent. Approximate Turnaround Times: 5 working days for a standard Application upon receipt at Council; or, 72 hours for a standard Application with payment of urgency fee. Note: Written consent for out of hours work must be collected from Council's Customer Service Centre. Outstanding Notices ApplicationUsually requested when a customer is buying a property. The certificate states whether there are any outstanding notices or orders on the property regarding (eg. in relation to garbage, sewerage, building works, fire safety). Approximate time: 3-5 days, usually mailed, can arrange to pick-up. Urgent applications are also available at additional cost to applicant. Application to appoint Council as PCAFollowing the issuing of a development consent and a construction certificate a Principal Certifying Authority (PCA) must be nominated prior to the commencement of works on site. The PCA will inspect works in progress and will issue an occupation certificate when it is applied for. The PCA can either be a (Private) Accredited Certifier, or Council. To apply to appoint North Sydney Council as PCA, please use this form. Prior to completing this form, it is recommended you obtain a fee quote from Council to perform the PCA role. To obtain a quote, please ring 9936 8100. The quoted fee will depend on the number of building inspections required and will be based on - current Fees and Charges. Once you apply to have North Sydney Council appointed as PCA, Council will formally inform you of your obligations with respect to having the building inspected at the required stages and your obligations to provide notice of commencement of works. As part of electing council as your PCA you are required to complete the following form at least 48 hours prior to commencing any works. Planning ProposalsA Planning Proposal is a document that explains the intended effect of, and justification for, a proposed amendment to a Local Environmental Plan (LEP). The preparation of a planning proposal is the first step in the process of amending an LEP. Council is ultimately responsible for planning proposals and must be satisfied with their content such that it is prepared to forward them to the Minister for Planning for the next step in the process, being the gateway determination. All planning proposals should be prepared in accordance with the Department of Planning website's > Guide to Preparing Planning Proposals. It is recommended that a meeting be held with Council's Strategic Planning staff prior to lodgement of all Planning Proposals. Such meetings give potential applicants the opportunity to clarify planning issues and processes. Meetings can be arranged by contacting Council's Strategic Planning Department on 9936 8100. The following form must accompany all Planning Proposals lodged with Council: Approvals Required under Section 68 |
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