What Common Mistakes do People Make When Preparing DA Documents?

Submitting a development application in NSW involves more than just filling out a form and sending it to council.

Many homeowners and developers underestimate the level of detail, planning advice and strategy involved.

Here are the most common mistakes we see when people attempt to prepare DA documents without the help of a qualified planning consultant.

1. Not understanding local planning controls

One of the most frequent errors is assuming state planning rules are the only thing that matters.

NSW planning is governed by a combination of state legislation and local council controls.

Each council has its own Local Environmental Plan (LEP) and Development Control Plan (DCP).

A homeowner might want to build a second storey, for example, without realising the height limit in their zone is only 8.5 metres.

A planning consultant will interpret local controls and explain what’s feasible before plans are drawn.

2. Using poor-quality plans or drawings

Submitting sketchy or incomplete plans is a common reason for delays in DA approval.

Councils require professional architectural drafting that clearly shows site layout, setbacks, elevations, materials and more.

If key details are missing or inconsistent, the application may be returned or refused.

Town Planning Sydney offers in house drafting to ensure documents are accurate and council-ready from day one.

3. Ignoring the Statement of Environmental Effects (SEE)

Many applicants treat the SEE as an afterthought or reuse a generic template.

But this document is critical in explaining how your proposal complies with planning rules and addresses environmental impacts.

For instance, if your build impacts neighbouring privacy, the SEE should explain proposed screening or window placement.

An experienced planning consultant will tailor the SEE to your specific site and development type.

4. Failing to identify constraints or easements early

Some land has drainage easements, bushfire overlays or flood risks that limit what you can build.

If these are discovered late, you may need to rework plans or withdraw your development application entirely.

A proper site analysis at the start of the process is essential.

This is standard practice for any NSW planning firm with real-world experience.

5. Not engaging with neighbours or community

While not always mandatory, neighbour notification is part of most council DA processes.

When neighbours object, it can trigger further assessment or push your application to a council meeting.

A planning consultant can advise when it’s wise to talk to neighbours in advance and how to address their concerns in your DA documents.

For example, repositioning a window to avoid overlooking can head off privacy objections before they arise.

6. Incomplete or incorrect application forms

It sounds simple, but many people still get this wrong.

Wrong lot numbers, missing owner’s consent or failure to tick required boxes can hold up your DA approval by weeks.

This is especially risky for dual occupancies or mixed use sites where multiple land titles are involved.

Town Planning Sydney manages the full DA lodgement process, ensuring all paperwork is correct and submitted through the proper NSW planning portals.

7. Underestimating council timeframes and costs

Every council has its own fees and processing timeframes.

Applicants often assume a DA will be approved in 4 to 6 weeks, when in reality it may take 8 to 12 weeks or longer.

Costs can also add up if extra reports are needed, such as stormwater plans or heritage assessments.

Planning advice from the outset helps manage these expectations and avoid nasty surprises.

Preparing a development application is a technical process that demands expert knowledge, clear documentation and strategic thinking.

Working with a town planning firm like Town Planning Sydney not only improves your chances of council approval but also saves time and cost in the long run.