--- title: "Development Applications (DA) Process" url: https://australianproperty.network/apn-codex/series-30000/series-32000/series-32300/series-32310/ date: 2026-01-16 modified: 2026-09-06 lang: en author: "" description: "Technical Reference 32310  —  Development Applications (DA) Process Approvals & Statutory Process (32300) 1 Overview The development application process is the principal mechanism by which a proposed development is assessed..." word_count: 787 --- # Development Applications (DA) Process Technical Reference ### 32310  —  Development Applications (DA) Process Approvals & Statutory Process (32300) 1 #### Overview The development application process is the principal mechanism by which a proposed development is assessed against planning controls and either approved, approved subject to conditions, or refused by the relevant consent authority. Node 32310 addresses the structure of a development application, the assessment pathways available under Australian planning systems, and the typical procedural sequence from lodgement to determination. A development application is lodged with a local council or, for developments exceeding designated thresholds of scale or significance, a state-level planning panel or minister, accompanied by supporting documentation addressing the proposal's compliance with the applicable planning instrument. The assessment pathway adopted — exempt, complying, merit-based or impact-based — determines the level of scrutiny, public notification and referral the application attracts. Development application practice varies materially between Australian states and territories in procedural detail, though common structural features include statutory assessment timeframes, rights of public submission for merit-assessed applications, and rights of merits review where an application is refused or its conditions are disputed. 2 #### Scope & Boundaries **This node covers:** - The structure, assessment pathways and procedural sequence of a development application from lodgement to determination - The rights of public notification, submission and merits review attaching to a development application **This node does not cover:** - Environmental impact assessment processes triggered for developments with potential significant environmental effect → refer to Node 32320 - Subdivision and titling procedures following the grant of development consent → refer to Node 32330 - Substantive zoning controls against which an application is assessed → refer to the 35400 sub-series Scope Note — Development Consent vs. Construction Authorisation Development consent does not in itself authorise construction. A further building permit and, in some jurisdictions, a construction certificate must be obtained before work may lawfully commence, addressed at Node 32340. The two stages are determined by different instruments and, frequently, different certifying bodies. 3 #### Key Concepts Development Application A formal request lodged with a consent authority seeking approval to carry out a development, accompanied by plans and supporting documentation addressing compliance with the applicable planning instrument. Assessment Pathway The classification — exempt, complying, merit-based or impact-based — applied to a development application, determining the depth of assessment, public notification requirements and referral obligations it attracts. Public Notification The statutory period during which neighbouring landowners or the public may inspect a merit-assessed development application and lodge a written submission for the consent authority's consideration. Conditions of Consent Obligations imposed on a development approval addressing matters such as built form, infrastructure contributions, hours of construction and environmental mitigation, compliance with which is typically verified at later certification stages. Merits Review A review mechanism, generally exercised through a state civil and administrative tribunal, by which an applicant may seek reconsideration of a refusal or contested conditions on their merits, rather than solely on a point of law. 4 #### Regulatory & Legal Framework - State and territory planning legislation (for example, the Planning and Environment Act 1987 (Vic))state planning departments and local councilsEstablishes development application categories, assessment criteria and notification requirements. - State civil and administrative tribunal legislationthe relevant state civil and administrative tribunalGoverns merits review rights for refused applications or disputed conditions of consent. - Local Government Act (state-based)local councilsConfers council functions as consent authority for the majority of development applications. - National Construction Codethe Australian Building Codes BoardReferenced at development application assessment stage where building form and compliance bear on the merit assessment. 5 #### Practical Application | Scenario | Application | Outcome | | -------- | ----------- | ------- | | Single dwelling renovation meeting all numeric planning controls | Application lodged via the complying or exempt development pathway without formal merit assessment | Certifier issues approval within an abbreviated statutory timeframe | | Multi-dwelling development requiring public notification | Merit-based assessment conducted; submissions received and considered; referral made to council infrastructure units | Consent granted subject to conditions addressing matters raised in submissions | | Applicant disputes conditions imposed on an approval | Merits review application lodged with the relevant tribunal within the statutory appeal period | Tribunal affirms, varies or sets aside the disputed conditions following hearing | 6 #### Cross-Series References Development application outcomes also bear on transaction timing and acquisition risk addressed within APN's broader market and due diligence content, though detailed treatment of that analysis sits outside the scope of this node. [ 32300 Approvals & Statutory Process ](/apn-codex/series-30000/series-32000/series-32300/) [ 32320 Environmental Impact Assessment ](/apn-codex/series-30000/series-32000/series-32300/series-32320/) [ 32330 Subdivision & Titling Process ](/apn-codex/series-30000/series-32000/series-32300/series-32330/) [ 32340 Building Permits & Occupation Certificates ](/apn-codex/series-30000/series-32000/series-32300/series-32340/) Findings are presented on the basis of data and evidence alone. Node Parameters Node ID32310 Series32000 Property Development & Construction Sub-Series32300 Approvals & Statutory Process RegisterTechnical Reference Standard JurisdictionAustralia (all states & territories) StatusPublished In This Sub-Series - [32310Development Applications (DA) Process](/apn-codex/series-30000/series-32000/series-32300/series-32310/) - [32320Environmental Impact Assessment](/apn-codex/series-30000/series-32000/series-32300/series-32320/) - [32330Subdivision & Titling Process](/apn-codex/series-30000/series-32000/series-32300/series-32330/) - [32340Building Permits & Occupation Certificates](/apn-codex/series-30000/series-32000/series-32300/series-32340/) Related Analytical Nodes - [32000Property Development & Construction](/apn-codex/series-30000/series-32000/) - [32100Master Planning & Urban Design](/apn-codex/series-30000/series-32000/series-32100/) - [32200Development Feasibility & Finance](/apn-codex/series-30000/series-32000/series-32200/) - [32400Construction Methods & Materials](/apn-codex/series-30000/series-32000/series-32400/) - [32500Design & Architecture](/apn-codex/series-30000/series-32000/series-32500/) - [32600Project Management & Delivery](/apn-codex/series-30000/series-32000/series-32600/)