Frequently asked questions
Contact Council’s Environment and Planning Department on 9978 4000 for more information.
When do I need Council approval to build?
If you want to do building work on your property – erect a new building or increase existing floorspace – you will need to lodge a Development Application. Before preparing plans you should consult Council’s staff who will advise you about the various controls which apply e.g. special requirements for buildings (including fences) in Heritage Conservation Areas.
When do I need a construction certificate?
All new building works, including new dwellings, alterations and ancillary structures such as swimming pools, garages, carports and fences, require a construction certificate. These can be issued by Council or a private certifier.
What fees are payable?
Fees are in part based upon an estimated costs of works inclusive of all fittings and labour.
Council uses an estimated cost of development based on $5,200/m2 of affected floor space and $2,600/m2 of swimming pool area, to determine development application fees.
These amounts are a conservative estimate for building works in Mosman and will be used as the minimum figure in all estimates except where a quantity surveyor’s certificate is supplied and indicates otherwise.
In the event that the final costs are less than the estimate, Council will refund fees upon request and upon provision of a signed building contract showing actual cost.
A quantity surveyor’s certificate should be supplied for all works over $5 million.
Is there anything I should do before lodging my application?
It is advisable to check with Council to ensure that you are providing all necessary material with your application. Before submitting your application we also suggest that you discuss the proposal with your immediate neighbours.
Will my application be publicly notified?
Once you lodge an application it will be publicly notified:
- to your neighbours by mail;
- by advertisement in the Mosman Daily and on this website;
- by erection of a notice on your property.
During the 14 day notification period plans and details of the application are made available to neighbours and the public for viewing. (For some minor developments notification is not required – see the relevant DCP.)
How is my application assessed?
After the completion of the notification period one of Council’s assessments staff will assess your application. This process will take account of statutory requirements, Council’s adopted codes and policies and any submissions from the public that may have been received.
Which applications are considered at a Mosman Development Assessment Panel meeting?
Some applications are determined (approved or refused) by Council’s staff under guidelines decided by Council. Other applications are submitted to a Mosman Development Assessment Panel (MDAP) for a decision.
The MDAP is an independent hearing and assessment panel with a delegation to make final and independent determinations on development applications that are referred to it.
MDAP will meet at least 10 times each year on the 3rd Wednesday of the month at 10.30am and minutes of meetings will be publicly available by 9.00am on the day immediately following the meeting.
A report is prepared by planning staff detailing all factors considered in the assessment of the application and containing a recommendation. This report is available here a few days before the meeting. You can also check the Meetings Infoline on 9978 4122 for a listing of items on the Agenda.
Further information regarding MDAP, including the agenda and decisions can be found here