Introduction
Getting development approvals right can make or break your property project—yet it’s where many developers stumble. This episode breaks down the approval maze, from development applications (DAs) to building approvals (BAs), so you know exactly what you’re getting into.
We’ll guide you through the key players you need on your team, when to bring them on board, and how to sequence everything properly. Plus, we’ll reveal the most common bottlenecks that derail projects and how to avoid them.
We cover everything from straightforward subdivisions to complex multi-story developments, giving you the insider knowledge to navigate approvals with confidence. First-time developers and seasoned pros expanding their portfolio will both walk away with practical knowledge to master the approval process.
Episode Highlights
[03:45] Overview of the council approval process discussed in the episode
[04:50] Two core approvals explained: development (DA) and building (BA)
[05:20] Sub-permits that may be required: demolition, drainage, construction certificate
[06:00] Three key consultants for a small subdivision: surveyor, town planner, civil engineer
[06:45] Difference between a splitter and a two-lot subdivision
[08:10] What makes a good town planner—and why council relationships matter
[09:45] How to assess a planner’s experience with a specific council
[11:15] Understanding the difference between a surveyor and a consulting surveyor
[14:10] Typical DA timeframes—from 3 months to over 12 months depending on location
[15:50] How consultant teams grow with project complexity (duplex, townhouses, apartments)
[17:55] Consultants added at the building approval stage, including structural and hydraulic engineers
[19:30] The certifier’s role in coordinating all documents for building approval
[21:50] Consultant interdependencies and the impact of delays
[22:15] Building code reports and certifier responsibilities
[23:50] Role of the interior designer in selecting finishes and fittings
[27:15] Estimated timeframes for building approvals based on project type
[28:30] Fast-tracking: starting BA work before DA is formally issued
[31:10] Final advice: manage consultant timelines and prep documents before settlement
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Episode In Brief
Episode 212 dives into what you need to know about development and building approvals—and the team of professionals required to make each stage run smoothly.
Two Approvals: DA and BA
These are the two core approvals every project needs to progress—from concept to construction.
Bob: “We’ve got what we call a development permit… and then once we’ve got that, we need to get a building permit so we can then get to a point where we can go on, get a builder and build.”
Hilary: “In New South Wales, the building permit is called a construction certificate.”
Consultants Required for a DA
Bob: “We need a surveyor typically… a town planner… and the civil engineer.”
For simple projects, this core group handles planning, services, and survey work.
Hilary: “Not every town planner is equal… people that have had more experience generally are really great with loopholes.”
Good planners know how to work with council and spot opportunities to simplify or fast-track.
Scaling Adds Complexity
Bob: “As we go up… we could take the next step up. Let’s look at some apartments.”
With duplexes and townhouses, additional consultants come into play—architects, landscape architects, and more detailed engineering.
Bob: “When we step up to buildings… we’re talking about getting a building permit.”
Building Approval Stage
Bob: “Now we’ve got a structural engineer introduced… the architect’s doing a lot more detailed design.”
Hilary: “So each of those people has such a very specific job because they’re pulling something out of the ground that someone wants to live in.”
Certifiers coordinate the full package, ensuring building code compliance and assembling all reports, engineering, and certifications needed to proceed.
Fast-Tracking and Timing
Bob: “There’s going to be four, five, six, seven, eight weeks where you know you’re going to get an approval… it’s a pretty safe bet to start doing your detailed architectural plans.”
This approach—known as fast-tracking—can cut down wait times if the project is well-prepared and risks are understood.
Real-World Lessons from Bob & Hilary
Engage a planner with experience—and a track record—with your specific council
The certifier is your key contact for pulling together all approval documentation
Timelines vary, but fast-tracking design work can keep momentum up if risks are low
Every consultant adds time—so manage dependencies early to avoid bottlenecks
Prep approval materials before settlement to lodge as soon as possible
Final Thoughts
Approvals are a process of sequencing, people, and precision. From simple splitters to full-scale apartment blocks, knowing what stage you’re at—and who’s responsible for what—keeps your project on track and reduces holding costs. Keep your team accountable, plan ahead, and don’t underestimate how much coordination is required behind the scenes.