Town Planning Services in Sydney
Planshop’s town planning services are integrated with our architectural design and drafting from day one, not bolted on at the end. This means your design is shaped by planning requirements from the outset, reducing costly revisions, shortening approval timelines, and increasing your chances of a successful outcome.
Town Planning Integrated with Design
At most architectural firms, town planning is outsourced to a separate consultant who reviews the design after it’s been developed. This creates a disconnect: the designer works without full knowledge of the planning constraints, and the planner reviews a design that may not comply.
At Planshop, our planning team works alongside our architects from the feasibility stage. Planning controls, zoning requirements, heritage overlays, and council-specific policies are factored into the design process before the first concept sketch is drawn. This integrated approach means you don’t pay for design work that can’t be approved, your submission addresses all relevant assessment criteria from the start, and the same team carries your project from planning approval through to on-site construction.
Led by Nominated Architect Martin Taylor, who holds dual registration in NSW (Reg. 10509) and the UK, our team combines architectural design expertise with practical planning knowledge built from working with councils across Sydney.
Our Town Planning Services
Development Applications (DA)
We prepare and manage comprehensive Development Applications for residential, commercial, and mixed-use projects across Sydney. Our DA service includes:
- Pre-lodgement research into council planning controls, LEP and DCP provisions, zoning, and any site-specific constraints
- Pre-DA meetings with council where appropriate to identify potential issues before formal submission
- Preparation of all DA documentation including architectural drawings, Statements of Environmental Effects (SEE), shadow diagrams, and supporting reports
- Council liaison throughout the assessment period, including responding to requests for additional information (RFIs)
- Management of neighbour notification processes and any submissions received
- Post-approval management of conditions of consent
Standard residential DAs are typically assessed within 6 to 12 weeks of lodgement, though complex projects, heritage applications, or proposals requiring design review panels can take longer. Our pre-lodgement preparation is designed to reduce assessment timeframes by addressing likely concerns before they’re raised.
Complying Development Certificates (CDC)
For projects that meet the criteria set out in the State Environmental Planning Policy (Exempt and Complying Development Codes), the CDC pathway provides a faster alternative to a DA. CDC applications are assessed by a private certifier rather than council, with determination typically within 10 to 20 business days.
Our CDC service includes assessing whether your project qualifies for complying development, preparing the complete CDC application and supporting documentation, coordinating with the private certifier throughout assessment, and managing any conditions attached to the certificate. CDC-eligible projects include many single-storey extensions, internal renovations, granny flats (secondary dwellings), and some new homes on standard residential lots.
Planning Assessments & Reports
We prepare all supporting planning documentation required for council submissions, including:
- Statements of Environmental Effects (SEE): Comprehensive assessment of the proposal against all relevant planning controls, addressing environmental, social, and economic impacts.
- Clause 4.6 Variations: Written justifications for development standard departures (height, FSR, setbacks) demonstrating that compliance is unnecessary or unreasonable in the circumstances.
- BASIX Certificates: Building Sustainability Index assessments for water efficiency, energy efficiency, and thermal comfort, required for all new dwellings and significant alterations in NSW.
- Shadow diagrams and view impact analysis: Technical documentation demonstrating overshadowing and view impacts on neighbouring properties.
- Streetscape and massing studies: Visual analysis demonstrating how the proposal relates to the existing built form and character of the surrounding area.
Heritage Planning
Heritage-listed and heritage-conservation-area properties require specialist planning input to navigate the additional assessment criteria. Our heritage planning services include:
- Heritage Impact Statements: Detailed assessments of how the proposal affects the heritage significance of the property and its setting.
- Conservation Management Plans: Long-term management frameworks for significant heritage properties.
- Adaptive reuse proposals: Planning strategies for repurposing heritage buildings for contemporary uses while maintaining their heritage values.
- Heritage Council liaison: Coordination with the NSW Heritage Council and local council heritage advisors where required.
Planshop has particular experience with heritage properties across Sydney’s inner suburbs, including areas administered by Inner West Council, City of Sydney, Woollahra Council, and Waverley Council.
Councils We Work With
We have working relationships with councils across Greater Sydney. Councils we regularly work with include:
- City of Sydney
- Inner West Council
- Bayside Council
- Canterbury-Bankstown Council
- Woollahra Municipal Council
- Waverley Council
- Northern Beaches Council
- Randwick City Council
- Sutherland Shire Council
- North Sydney Council
Each council interprets planning controls differently and has its own assessment priorities. Our familiarity with these local variations increases approval certainty and reduces assessment timeframes. We also work with councils across the Central Coast, Hunter Region, and Greater Sydney.
Our Planning Process
- Initial Consultation & Site Assessment: We assess your site and planning options, identifying the relevant zoning, planning controls, heritage status, and any site-specific constraints. This determines whether a DA, CDC, or alternative pathway is appropriate. Request a consultation.
- Planning Strategy & Feasibility: We develop a clear planning strategy, advising on the most appropriate approval pathway, likely timeframes, and any planning risks. This feeds directly into the design feasibility stage so that design and planning are aligned from the start.
- Integrated Design Development: Our planners work alongside our architects during design development to ensure the scheme complies with all relevant planning controls.
- Documentation & Submission: We prepare all planning documentation, coordinate with the drafting team to ensure drawing packages meet council submission requirements, and lodge the application.
- Assessment & Council Liaison: During the assessment period, we manage all council communication, respond to RFIs, and address any issues raised.
- Approval & Post-Approval: Once approved, we manage conditions of consent, coordinate Construction Certificate requirements, and support the transition to the construction phase. Our project management team takes over builder coordination and on-site delivery.
Frequently Asked Questions About Town Planning
What is the difference between a DA and a CDC?
A Development Application (DA) is assessed by your local council under a discretionary merit-based process, typically taking 6 to 12 weeks. A Complying Development Certificate (CDC) is assessed by a private certifier against a fixed set of criteria, typically in 10 to 20 business days. CDCs are faster and more certain, but only available for projects that meet specific criteria. Larger projects, heritage-listed properties, and proposals that don’t fit the CDC parameters require a DA. Our team assesses the appropriate pathway during the feasibility stage.
How long does a Development Application take?
Standard residential DAs are typically determined within 6 to 12 weeks of lodgement. Complex projects, heritage applications, or proposals requiring design review panels can take longer. Timeframes also vary by council. Planshop’s pre-lodgement research and thorough submission preparation are designed to reduce the likelihood of delays caused by requests for additional information.
What happens if my DA is refused?
If a DA is refused, you can request a council review (Section 8.2 review) or appeal the decision to the NSW Land and Environment Court within six months. Planshop’s approach is to minimise refusal risk through thorough pre-lodgement analysis, pre-DA meetings where appropriate, and ensuring submissions address all likely assessment criteria. If a refusal occurs, we assess whether an amended application or an appeal is the most practical path forward.
Do I need a heritage impact statement for my renovation?
If your property is heritage-listed or located within a heritage conservation area, council will typically require a Heritage Impact Statement as part of your DA submission. This document assesses how the proposed work affects the heritage significance of the property and its setting. Even if your property is not individually listed, it may still be within a conservation area that triggers heritage assessment requirements. Our team checks heritage status during the feasibility stage so there are no surprises.
What is a Clause 4.6 variation?
A Clause 4.6 variation is a written request to depart from a development standard in the Local Environmental Plan (LEP), such as building height, floor space ratio (FSR), or setback controls. The request must demonstrate that compliance is unreasonable or unnecessary in the circumstances, and that the development still achieves the objectives of the standard. Planshop prepares Clause 4.6 variation requests as part of DA submissions where a departure from the standard is justified and supportable.
How much do town planning services cost?
Town planning fees are quoted as a fixed fee based on the scope of work required. Costs depend on the approval pathway (DA or CDC), project complexity, whether heritage assessment or Clause 4.6 variations are needed, and whether planning is bundled with design and drafting services. We provide a clear fee proposal after the initial consultation. Get in touch to discuss your project.
Start Your Planning Enquiry
Whether you need a DA submission, CDC application, heritage assessment, or planning strategy for a complex site, Planshop’s integrated planning and design model delivers faster approvals with fewer revisions.
Phone: 02 7253 6550 | Email: info@planshop.com.au