Development applications
Development consent may be required for development including the use of land and buildings, constructing buildings, demolishing structures and subdividing land. Requirements may vary in different land use zones across the Narrandera LGA.
Property owners can access the NSW Government's Planning Portal to search for available planning information about a specific site by either lot/section/Deposited Plan (DP) or street address. This can include relevant Local Environmental Plan details like land zoning, lot size, bushfire prone land mapping, heritage listing, applicable Development Control Plan, and State Environmental Planning Policies.
Development Applications (DAs) are submitted to Council via the NSW Planning Portal to obtain an approval for these and similar activities. For example: a single application can include a demolition, a future subdivision, the erection of a building, and its subsequent use.
Other approvals may be required under the Local Government Act 1993. Application fees are payable and are available to view in Council's Fees and Charges schedule.
An applicant seeking development consent submits an application, plans, specifications and other documents that fully describe the proposed use or work. The application is assessed based on criteria under the NSW Environmental Planning and Assessment Act and Regulation.
If approved, conditions of consent will apply that the applicant must satisfy at different stages, for example: prior to and during the construction phase, prior to and during the occupation of the land or building. A formal DA is the appropriate mechanism for an applicant to find out with certainty the conditions that a development will be required to meet.
The process applies to all land use zones in the Shire (rural, industrial, town or village). There may be very minor exemptions where some types of developments do not need formal consent, such as carrying out some types of agriculture in a rural zone. The Narrandera Local Environment Plan 2013 and Development Control Plan 2013(PDF, 13MB) sets out certain constraints. Enquiries may be made of the Development & Environment section to check particular requirements.
Applicants are strongly encouraged to attend a pre-lodgement meetings prior to submitting a DA to ensure that the required documentation and detail has been compiled and is suitable for assessment. Delays can occur during the assessment of applications if insufficient detail is provided.
Pre-lodgement
Narrandera Shire Council's free pre-lodgement service provides future applicants who have conceptual development proposals with an opportunity to receive feedback regarding key aspects of their projects. It helps developers understand planning controls and the development assessment process.
The service helps to identify any issues or concerns that should be addressed prior to a Development Application being lodged with Council and this may lead to a change in the design of your proposal before detailed plans are prepared. You may be encouraged to consider engaging a planning consultant or similar professional to assist you through the process, particularly for large or complex proposals.
Pre-lodgement meetings can help the efficiency of the Development Application process. When issues and requirements are identified in the early stages, it gives developers a head start on gathering information and/or addressing them, generally resulting in a faster, simpler assessment process.
How long does it take for a DA to be determined?
Narrandera Shire Council currently takes around two weeks to process most Development Applications, however the individual outcome depends on a number of factors, including:
- The complexity of the development proposal
- Whether additional information is required to complete an assessment
- Whether any submissions are received from neighbours in relation to the proposal
- Whether the application proposes a variance to a Council policy or control
- Whether the application is required to be reported to a Council meeting for determination
How does Council assess a Development Application?
Who will assess my application?
Council’s Development & Environment team is responsible for the assessment and determination of Development Applications and Construction Certificates involving land in Narrandera Shire.
The assessment of your application will often involve input from a number of officers within Council. For example, engineers, planners, building surveyors, heritage advisors, may provide comments and recommendations to be taken into consideration by the assessing officer.
Some applications may also need referral to other government agency departments for expert advice and comment as part of the assessment and this can sometimes be a legislative requirement. For example, requiring feedback from NSW Rural Fire Service for developments on bushfire prone land, or from Transport for NSW about developments on State roads.
What matters are taken into account as part of Council’s assessment?
What costs are involved in lodging a Development Application?
All development applications lodged with Council must be accompanied by a fee which is calculated based on the estimated cost of your development. Refer to Council’s Fees and Charges.
Can anyone help with my application?
Preparing a development application can be a daunting task. Key steps are
- Understand Council controls and policies and seek more information if needed
- Prepare plans and drawings
- Prepare a Statement of Environmental Effects
- Submit development application to the NSW Planning Portal
- Lodge the application correctly
Please contact Council (council@narrandera.nsw.gov.au or 02 6959 5510) if you require further guidance and assistance.