What documents do I need for a Commercial BIC Application?

If you’ve built or bought a commercial property in NSW with unauthorised works, you might be wondering how to get council approval without triggering a full development application.

A Building Information Certificate (BIC) can be a practical alternative.

But to lodge a successful BIC for commercial premises, your paperwork must be thorough, accurate and compliant.

At Town Planning Sydney, we regularly help shop owners, cafe operators, and warehouse developers across NSW navigate the BIC process.

Here’s a straightforward guide to the essential documents you’ll need.

1. A Recent Survey Plan

A current, scaled survey from a registered surveyor is usually the first thing council will ask for.

This plan confirms site boundaries, building footprint and key features.

It’s vital for proving that any works, like internal fit-outs or additions, don’t encroach on easements or exceed site constraints.

If your structure is close to any setback boundaries or heritage overlays, our planning consultants may recommend including additional notations to satisfy NSW planning controls.

2. Architectural Floor Plans and Elevations

Clear, detailed plans showing the existing structure are essential.

These should be prepared by an experienced drafting team and include dimensions, room use, windows, access points and ceiling heights.

At Town Planning Sydney, our in-house design team produces BIC-ready plans tailored to council expectations.

We often assist business owners where original DA approval is missing or outdated, ensuring their drawings align with what was actually built.

3. A Planning Consultant’s Statement of Environmental Effects (SEE)

While not always mandatory, a planning consultant’s SEE can significantly strengthen your application.

This document demonstrates how the structure complies with local and state planning controls, including zoning, land use, height limits and parking provisions.

In cases where there’s a previous development application on file, your planning advice must explain how the unauthorised works fit within or differ from the approved plans.

This transparency can speed up the council approval process and reduce the risk of refusal.

4. Fire Safety Documentation

For commercial premises, fire safety compliance is non-negotiable.

You may need to submit a fire safety schedule or report from a qualified building consultant or certifier.

This confirms the presence of fire exits, extinguishers, emergency lighting and signage in accordance with the Building Code of Australia.

Where a mezzanine, kitchen or new walls have been added without DA approval, we’ve seen councils request a fire engineering assessment.

In our experience, early coordination between planning and building teams avoids delays later on.

5. Owner’s Consent

If you’re a tenant or leaseholder, you’ll need written permission from the property owner.

This document confirms their support for the application and allows council to proceed with assessment.

We’ve helped many small businesses secure council approval even when they didn’t know who to contact for owner’s consent.

As your planning consultants, we assist with this process, ensuring all signatures and declarations are in place.

6. Photographic Evidence

Photos of the current structure help validate your drawings and reassure council of the building’s condition.

They also clarify the type of work completed, especially for internal alterations.

We recommend high-quality, labelled images showing key areas, including entrances, service areas, bathrooms and exits.

7. Previous DA or CDC Documentation (if applicable)

If your building has any previous development application or Complying Development Certificate approvals, include them in your BIC submission.

They provide context and a paper trail for council to assess whether the current works align with past approvals.

For example, we recently helped a client in Western Sydney legalise an unauthorised shopfront extension.

By locating and referencing an old DA approval from 2005, we were able to show partial compliance and avoid enforcement action.

A Building Information Certificate doesn’t guarantee a smooth process, but with the right planning advice and documents, it becomes far more manageable.

Town Planning Sydney combines expert drafting with deep NSW planning knowledge to get your BIC lodged properly the first time.