Which approval do you need — and which documents decide it?
Every state runs planning differently: different approval pathways, different names, different documents. This is the plain-English map — for each jurisdiction, the approval routes from fastest to slowest, and the documents that actually decide what you can build. When you order a full feasibility assessment, these are the documents we obtain and read for you.
New South Wales
Approval pathways — fastest first
- Exempt development — meets every standard in the Codes SEPP: no approval needed at all.
- Complying Development Certificate (CDC) — fast-track approval issued by a private certifier or council when the proposal meets the applicable code in full. Our home turf.
- Development Application (DA) — merit assessment by council where CDC isn't available; followed by a Construction Certificate and a Principal Certifier appointment before work starts.
The documents that decide it
- s10.7 planning certificate (council) — zoning, flood, bushfire and the exclusion answers that make or break CDC eligibility.
- Certificate of title, deposited plan & s88B instrument (NSW LRS) — easements, covenants and restrictions on where you can build.
- BASIX certificate — mandatory for residential work; survey plan — the boundaries everything is measured from.
Victoria
Approval pathways
- Building permit — required for building work (including pools and spas), issued by a registered building surveyor.
- Planning permit — whether one is needed depends on the planning scheme, zone and overlays for the lot; assessed by council (ResCode for houses). VicSmart fast-tracks straightforward matters in 10 business days.
- Which permits your project needs is exactly what the documents below answer — never assume a permit isn't required.
The documents that decide it
- Certificate of title with plan of subdivision — including restrictive covenants and s173 agreements, which regularly stop projects cold.
- Planning property report / planning certificate — zone and overlays (heritage, bushfire, flooding, vegetation).
- Build-over consents from water authorities where easements are involved.
Queensland
Approval pathways
- Accepted development — complies with the planning scheme's requirements: no approval needed.
- Code assessment — assessed only against the applicable codes; council must approve if the codes are met.
- Impact assessment — full merit assessment with public notification. Building work itself is certified by a private building certifier.
The documents that decide it
- Title search & survey plan (Titles Queensland) — easements, covenants, encumbrances.
- Planning & development certificate (limited / standard / full) — the property's planning position from council.
- Planning scheme zone & overlay maps — flood, bushfire, character, and the codes your project is assessed against.
South Australia
Approval pathways (all through PlanSA)
- Accepted development — no planning consent needed.
- Code assessed — deemed-to-satisfy (must be approved if it complies) or performance assessed against the Planning & Design Code.
- Impact assessed — major projects. Development approval = planning consent + building consent together.
The documents that decide it
- Certificate of title (Land Services SA) — easements, encumbrances, land management agreements.
- PlanSA property report — zone, subzone and overlays for the parcel.
Western Australia
Approval pathways
- Exempt from development approval — single houses meeting the R-Codes deemed-to-comply provisions commonly skip planning approval.
- Development approval — from local government where required; then a building permit (certified or uncertified) before work starts.
The documents that decide it
- Certificate of title & plan (Landgate) — easements, restrictive covenants, notifications.
- Local planning scheme & R-Codes position — the density code and deemed-to-comply standards for the lot.
Tasmania
Approval pathways
- No permit required — meets the acceptable solutions in the Tasmanian Planning Scheme.
- Permitted — council must grant the permit if the standards are met.
- Discretionary — merit assessment with public notice. Building work is approved separately through a building surveyor.
The documents that decide it
- Certificate of title, sealed plan & schedule of easements — the restrictions on the land.
- s337 certificate (council) — the property's full planning and rates position.
Australian Capital Territory
Approval pathways
- Exempt development — many single-dwelling projects, subject to exemption criteria.
- Development application — merit or impact track under the Territory Plan; then building approval through a certifier.
- Unique to the ACT: all land is leasehold — the Crown lease purpose clause can restrict use before planning rules even apply.
The documents that decide it
- Crown lease & deposited plan — the purpose clause and any lease conditions.
- Territory Plan zone & overlay position for the block.
Northern Territory
Approval pathways
- Permitted development — complies with the NT Planning Scheme: no consent needed.
- Development permit — consent from the Development Consent Authority where required; building permits through registered building certifiers.
The documents that decide it
- Certificate as to land and title search — zoning position and encumbrances.
- NT Planning Scheme zone maps for the parcel.
General guide only — pathway names and requirements change, and every project turns on its own lot and documents. That's the point of the full feasibility assessment: we obtain the documents for your state, read them in full, and give you a definitive answer for your project — $440, Australia-wide.