What Documents are Mandatory for a Residential DA in NSW?

If you're planning to build, extend or renovate a residential property in NSW, you'll likely need to submit a development application, or DA, to your local council.

To get DA approval, certain documents are mandatory under NSW planning regulations.

Missing or incorrect documentation is one of the most common reasons DAs are delayed or rejected.

At Town Planning Sydney, we guide homeowners through every step of the DA process, ensuring all required documents are complete, accurate and council-ready.

1. Statement of Environmental Effects (SEE)

Every residential DA must include a Statement of Environmental Effects.

This report explains how your proposed development complies with the relevant planning controls and assesses its impact on the surrounding area.

A planning consultant will typically prepare the SEE, drawing on local development control plans and state planning policies.

For example, if you're proposing a first-floor addition in a heritage conservation area, the SEE will address visual impact, overshadowing, privacy and streetscape compatibility.

2. Architectural Plans and Drawings

Detailed architectural plans are essential for council approval.

These must be prepared to scale and show existing and proposed floor plans, elevations, site layout and landscaping.

Our in-house drafting team works closely with our town planning experts to ensure all plans comply with council requirements and the Building Code of Australia.

For a dual occupancy project, this might include shadow diagrams, waste storage layouts and parking arrangements.

3. Site Analysis and Context Plan

NSW planning guidelines require a site analysis to demonstrate how your design responds to the characteristics of the site and its context.

This plan shows neighbouring buildings, trees, driveways, fencing and any site constraints like flooding or slope.

Council planners use this to assess how your proposal fits into the local area.

4. Survey Plan by a Registered Surveyor

A recent, accurate survey plan is mandatory for any residential development application.

This document shows property boundaries, levels, existing structures and key site features.

It's critical for assessing setbacks, height compliance and stormwater management.

As a planning consultant, we always verify survey data before preparing the DA.

5. BASIX Certificate

The Building Sustainability Index (BASIX) certificate is compulsory for all new residential dwellings and many alterations and additions.

It confirms your development meets water, energy and thermal performance targets.

To generate this certificate, you'll need to input design details into the NSW Planning Portal.

We help clients interpret the requirements and make adjustments to meet compliance.

6. Waste Management Plan (WMP)

A WMP outlines how construction and operational waste will be managed.

This includes temporary skip bin locations, recycling plans and post-occupancy waste storage.

For example, if you're building a multi-unit townhouse, council will want to see how bins are stored and accessed.

7. Stormwater and Drainage Plans

Most residential DAs must include plans showing how stormwater will be collected, managed and discharged from the site.

These are usually prepared by a hydraulic engineer and are essential for flood-prone or sloped sites.

Council approval is often conditional on the adequacy of stormwater systems.

8. Supporting Documents Based on Site Conditions

Depending on your site and proposal, you may also need:

• Arborist reports for tree removal

• Bushfire risk assessments

• Heritage impact statements

• Flood studies

• Geotechnical reports

  
  

Town Planning Sydney provides planning advice upfront so you're not caught off guard by unexpected documentation requirements.

Every council in NSW has slightly different expectations, so it's critical to tailor your DA submission to local requirements.

With expert town planning guidance, accurate drafting and a comprehensive set of documents, your chances of fast council approval increase significantly.

If you're unsure where to start with your residential DA, getting the right planning consultant early can save months of delay and thousands in redesign costs.