Development Application Guide
- 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.
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 arrange 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.
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 scheduleThe following charges apply to formal prelodgement meetings:
|Cost of Work||Fee|
|Up to $1,200,000||$1,200|
|$1,200,001 to $2,500,000||$2,000|
|$2,500,001 to $5,000,000||$3,000|
- Development Application Form (151kB)
- See also Section 2 of the RDCP or BCDCP
Development Applications must contain all necessary information as described in Section 2 of the DCPs.
- 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 14 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, accompanied by a letter outlining the information required.
Otherwise, the application will be officially lodged and the assessment process will begin.
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 and Section 96 Applications.
Applicant submissions will now be lodged directly with the Development Services team for review. On provision of the documents, the applicant will receive an acknowledge email and reference number. Staff will then undertake a pre-lodgement review of the documents submitted within 14 days.
If the documentation is found to be in order, Council will calculate and advice the applicant via email of the required fee and the application reference number. The fee can be pain in person at Council, by mail or by online payment. On payment of the fee the application will be formally lodged, a tax invoice/receipt will be sent to the applicant, and the assessment of the application will commence. Once payment is received the applicant can be tracked on Council’s DA Tracker, where the name and phone number of the assessment officer will be available.
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.
Public Notification of proposals runs for 14 days:
- 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. See Information about Submissions for further information.
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 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 .
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.
Applications will be referred to Mosman Development Assessment Panel (MDAP) for determination if:
- 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 applicant or owner is Mosman Council, a Councillor or staff member of Mosman Council;
- the application involves a Clause 4.6 variation greater than 10 percent to a development standard contained in MLEP 2012;
- the application involves works between the foreshore and the foreshore building line;
- the application has at least one objection from a property owner that shares a side boundary and there is non-compliance with the minimum side setback requirement of the DCP and/or the development would extend beyond the rear alignment of that same adjoining neighbour’s building;
- the application is a review of determination under s.82A and 96AB;
- the application is a modification of development consent under S.96(2) and 96AA where the terms of (1) (2) (3) and (5) above apply;
- Council’s General Manager, Director Environment and Planning or Manager Development Services considers the application should be brought before the MDAP.
The determination of Applications for Development Consent under the Environmental Planning and Assessment Act 1979 that involve public land, Crown land where Mosman Council is the reserve trust manager, or an unmade road zoned RE1 or E2 under Mosman LEP2012, or land owned by a public authority as defined in the Local Government Act 1993 will be referred to Council for determination.
A Development Application will be referred to the Sydney North Planning Panel for determination if the application involves regionally significant development. Further information can be found on the Greater Sydney Commission website.
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 two weeks 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 .
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 .