The DA process
- Step 1 – Check if Council approval is required
- Step 2 – Consult Mosman LEP and DCPs
- Step 3 – Consult neighbours and meet with Council staff
- Step 4 – What to submit with an Application
- Step 5 – Lodging an Application
- Step 6 – Public Notification
- Step 7 – Determination: Decisions, Delegations and Meetings
- Step 8 – Complying with Consent, Issue of Construction Certificate
- Step 9 – Construction and the Principal Certifying Authority
Step 1 – Check if Council approval is required
Exempt and Complying Development is specified under:
- State Environmental Planning Policy (Exempt and Complying Development Codes) 2008;
- State Environmental Planning Policy (Infrastructure) 2007; and
- State Environmental Planning Policy (Affordable Rental Housing) 2009.
If proposal meets the Exempt Development criteria, Council approval is not required, however it is suggested that you inform Council in writing of your proposal.
If proposal meets the Complying Development criteria, then approval is required. Approval can be issued by an Accredited Certifier or Council. If approval is sought from Council the following application form should be used:
If proposal does not meet Exempt or Complying Development criteria, then proceed to the next step.
Step 2 – Consult Mosman LEP and DCPs
If the proposal does not meet Exempt or Complying Development criteria, then you need to consult the following Mosman Council documents:
Local Environmental Plan
- Mosman Local Environmental Plan 2012 (PDF 871KB)
- Mosman LEP 2012 - Acid Sulphate Soils (ASS) map (PDF 604KB)
- Mosman LEP 2012 - Land Zoning (LZN) map (PDF 2MB)
- Mosman LEP 2012 - Height of Buildings (HOB) map (PDF 550KB)
- Mosman LEP 2012 - Lot Size (LSZ) map (PDF 573KB)
- Mosman LEP 2012 - Foreshore Building Line (FBL) map (PDF 490KB)
- Mosman LEP 2012 - Heritage (HER) map (PDF 548KB)
- Mosman LEP 2012 - Floor Space Ratio (FSR) map (PDF 608KB)
- Mosman LEP 2012 - Natural Resources Watercourses (NRW) map (PDF 468KB)
- Mosman LEP 2012 - Scenic Protection (SCP) map (PDF 529KB)
- Mosman LEP 2012 - Land Application (LAP) map (PDF 329KB)
Development Control Plans
- Residential DCP (PDF 15MB)
- Business Centres DCP (PDF 8MB)
- Open Space and Infrastructure DCP (PDF 9MB)
These documents contain planning controls and requirements for development in Mosman. Prepare preliminary details for the proposal and ensure that it reflects the desired character for the area.
Step 3 – Consult neighbours and meet with Council staff
Council encourages you to consult with neighbours to provide an opportunity to accommodate any reasonable concerns. Consulting neighbours can improve the development application process if neighbours have an understanding of the proposal before the Development Application is lodged.
It is recommended that before submitting the Development Application you meet with Council staff and discuss the proposal. This will provide opportunity to seek input from council staff about your proposal before preparing detailed plans. Meetings with Council staff can take one of two forms:
Informal meetings can provide a general indication as to whether the proposal meets the objectives of the planning controls in Mosman, and can identify issues that need to be addressed in the Development Application. No written feedback will be provided.
Formal prelodgement meeting
Council offers a formal prelodgement meeting service for a fee.
Advantages of a formal prelodgement meeting
Mosman Council provides a formal prelodgement meeting service to potential applicants to ensure they are aware of the relevant standards, codes and policies against which a proposal will be assessed. The discussion held with council staff at the prelodgement meeting will be documented and written feedback will be provided. The amount of input given by staff depends on the amount and quality of information that you are able to provide. If you decide to go ahead and lodge your application, staff will refer to the prelodgement meeting minutes as part of the assessment process.
What can I expect from a formal prelodgement meeting?
A prelodgement meeting gives you:
- an understanding of issues that might cause delay, need further consideration, have some sensitivity or cause concern;
- knowledge about what information, plans, drawings or technical reports you need to lodge with your development application;
- an understanding of the permissibility of your proposal and the relevant development standards, controls and policies;
- a meeting with at least two assessment staff;
- a meeting date arranged within ten (10) days after lodgement; and
- written feedback outlining the description of site and proposal discussed as well as an outline of any issues or concerns raised by the proposal.
Important note: Attending a prelodgement meeting and addressing concerns and comments made does not imply that the development will gain development consent. The views of the community, internal specialists and other government authorities are not able to be taken into account in the prelodgement process.
How do I arranage a formal prelodgement meeting?
Complete the prelodgement application form. Lodge the form with the applicable fee and any plans and supporting documentation you have prepared.
- Request for Prelodgement Meeting (PDF 21KB)
The prelodgement application will be allocated to an officer who will call you to arrange a site inspection and meeting time.
What do I supply with a prelodgement meeting?
It is important to be prepared for the prelodgement meeting. You will need to have an outline of what is being proposed. The amount of input given by staff depends on the amount and quality of information that you are able to provide. Useful material includes:
- concept plans and survey plan;
- general information covering what you hope to achieve on the site and how you propose to address any likely impacts on the local area; and
- details about the site and adjoining development.
Prelodgement meeting fee schedule
The following charges apply to formal prelodgement meetings:
- Single dwelling house: $950.00
- Multi-unit/other development:
|$1 – $1,000,000||$950|
|$1,000,001 +||$950 + 0.001% on amount in excess of $1,000,000|
Step 4 – What to submit with an Application
- Development Application Form (PDF 122KB)
- See also Section 2 of the RDCP or BCDCP
Development Applications must contain all necessary information as described in section 2 of the DCPs, and must be accompanied with any fees payable.
- DA Fee Estimator – an Excel spreadsheet to help you calculate the fees payable
The following information MUST be provided with all development applications (further information is provided in Section 2 of the RDCP or BCDCP):
- CD or USB with each plan and document required as a separate PDF in Adobe format;
- scaled architectural plans including site plan, elevations and sectional details;
- site analysis plan;
- survey plan;
- reduced A4 plans for notification (10 copies);
- landscape plans and calculations;
- concept drainage plans (which may require installation of an on-* site detention system and/or the creation of an easement through adjoining property/ies); and
- shadow diagrams.
The following information is to be provided with Development Applications if applicable:
- Architectural model – mandatory if the value of the work is above $1.3 million;
- Statement of Heritage Impact – if the property is heritage affected;
- Traffic and Parking Impact Study – commercial and multi-residential development;
- Building Code of Australia (BCA) – particularly for development where BCA requirements may affect the design of the building;
- Acoustic report – where the proposal has the potential to generate a noise impact and residential development on Spit and Military Roads;
- Where works are classified as Integrated Development additional documentation and fees are required to forward the proposal to the relevant Government authorities, such as NSW National Parks and Wildlife Service – contact Council for more information about Integrated Development;
- Arborist report;
- Schedule of finishes for new buildings;
- Geotechnical report; and
- BASIX Certificate – for further information visit the BASIX website
Within 7 days of receipt, Council staff will check the application for completeness.
If any information required in the checklist is missing, the application will be rejected and returned, together with fees paid, less a handling fee.
Otherwise, the application will be officially lodged and the assessment process will begin.
Step 5 – Lodging an Application
Council has introduced a new Development Application lodgement process aimed at reducing waiting times and assisting applicants with the submission of their applications. This process is applicable to all Development Applications, Section 96 Applications and Review of Determination Applications.
Application submissions will now be lodged directly with the Development Services team for review. On provision of the documents, the applicant will receive an acknowledgement email and reference number. Staff will then undertake a pre-lodgement review of the documents submitted within fourteen (14) days.
If the documentation is found to be in order, Council will calculate and advise the applicant in writing of the required fee. The fee can be paid in person at Council, by mail or by online payment. On payment of the fee the application will be formally lodged and the assessment of the application will commence. The applicant will be advised in writing that the application has been successfully lodged and a formal receipt will be provided. The application number and the name and phone number of the assessment officer will be included. The application can then be tracked on Council’s DA Tracker.
Where the documentation is found to be deficient and it can’t be readily remedied, the submission will be returned to the applicant to address the identified shortcomings.
Step 6 – Public Notification
Public Notification of proposals runs for 2 weeks:
- a notice is erected on the site;
- a letter describing the proposal is sent to affected neighbours;
- the proposal is listed in Council’s Column in the Mosman Daily and the Public Notices page on this website; and
- copies of plans are made available at Council.
The DA Tracker service also details the progress of DAs.
During this period the community may raise concerns in relation to a proposal by submitting them in writing, addressed to the General Manager. These concerns are taken into consideration as part of the assessment of the Development Application.
If you make a submission it will be acknowledged but Council may not contact you again until the DA is determined. If the DA is to be submitted to Mosman Development Assessment Panel for determination you will not be notified. Instead you are invited to check Council’s website.or phone 9978 4122 to confirm that matters are listed on the Agenda.
- Note: any written submission made regarding a Development Application will be available for the public to access via the DA Tracker.
Step 7 – Determination: Decisions, Delegations and Meetings
Development Applications can be determined by planning staff under delegated authority.
Throughout the assessment process an Applicant may be asked for additional information to enable staff to make a determination on an application. This information must be provided as requested within the required timeframe, or the application may be refused.
A Development Application will be referred to Mosman Development Assessment Panel (MDAP) for determination if:
- a variation greater than 10% is proposed to a development standard;
- unresolved objections from three or more properties are received;
- unresolved objections relating to view loss of the Harbour or scenic landmarks (i.e. the Heads, Opera House or Harbour Bridge) are received;
- the application is a review of determination;
- the applicant or owner is Mosman Council, a Councillor or staff member of Mosman Council; or
- Council’s Director of Environment and Planning considers the application should be brought before the MDAP.
A Development Application will be referred to Council for determination if:
- the application involves public land, crown land where Mosman Council is the reserve trust manager, or an unmade road zoned RE1 or RE2 under Mosman LEP2012.
Mosman Development Assessment Panel (MDAP)
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 on this website 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 on this website.
Step 8 – Complying with Consent, Issue of Construction Certificate
Once a development consent is issued it must be complied with prior to the issue of a Construction Certificate. Construction Certificates must be issued by Council or an Accredited Certifier before construction commences.
- Construction Certificate Application Form (PDF 58KB)
Step 9 – Construction and the Principal Certifying Authority
A Principal Certifying Authority (PCA) is required to inspect the building work during the course of construction to ensure compliance with the relevant standards. This PCA may be the Council or from private enterprise. Council must be notified who the PCA is at least 2 days before work commences.
For details of accreditation of appropriate professionals see the Building Professionals Board.
- Documents marked with an asterix * are preview documents only. They can be viewed online but not printed. Copies can be purchased at the Civic Centre or viewed at the Civic Centre and Mosman Library.