What Reports Do You Need for a Development Application?

There is no universal DA report checklist

How to work out what your development application needs

Before commissioning multiple reports, work through the project requirements in roughly this order.

Specialist reports you may encounter

Development Reports currently covers eight specialist report and consultant categories commonly encountered during planning, design, approval and pre-construction. These are not an exhaustive list of documents that may be required for a development application.

• Dilapidation Reports

  A dilapidation report records the existing condition of buildings, structures or other property before potentially disruptive works begin. It is commonly associated with the pre-construction stage rather than being a standard DA lodgement document, although a requirement to obtain one can be imposed as a condition of development consent.

  Typical trigger: Demolition, excavation or construction close to adjoining property or public assets.

• Geotechnical Reports

  A geotechnical report investigates ground conditions such as soil, rock and groundwater and considers how those conditions may affect a proposed development. Geotechnical advice can be important early because the findings may influence foundations, excavation, basements, retaining structures and structural design.

  Typical trigger: Excavation, difficult ground conditions, steep sites, basements or engineering requirements.

• Traffic Impact Assessments

  A traffic impact assessment considers how a proposed development may affect movement to, from and around a site. Depending on the proposal, it may examine traffic generation, intersections, vehicle access, parking, servicing, walking, cycling and public transport.

  Typical trigger: Developments that may create significant additional traffic, parking or transport impacts.

• Arborist Reports

  An arborist report assesses trees relevant to a proposed development. For development applications, an Arboricultural Impact Assessment may consider how the proposed works affect trees, whether trees can be retained and what protection measures are required.

  Typical trigger: Existing trees on or near the site that may be affected by buildings, excavation, driveways, services or other works.

• Acoustic Consultants

  Acoustic consultants assess noise and, where relevant, vibration associated with a proposed development or its surroundings. Their work can consider noise generated by the development as well as external noise affecting future occupants.

  Typical trigger: Busy roads or railways, entertainment uses, gyms, mechanical plant, industrial activity or other significant noise sources.

• Building Code of Australia Reports

  A BCA report assesses a proposed building, alteration or change of use against relevant requirements of the Building Code of Australia, which forms the building component of the National Construction Code. A separate BCA report may be requested at DA stage for particular developments, while Building Code assessment also continues through later design and certification stages.

  Typical trigger: Complex buildings, changes of use, significant alterations or Building Code issues requiring specialist review.

• Section J Reports

  A Section J report assesses a building design against relevant energy-efficiency provisions in Section J of NCC Volume One. The need for this documentation and the appropriate compliance pathway depend on the building classification, jurisdiction and approval stage.

  Typical trigger: Buildings to which the relevant NCC Volume One energy-efficiency provisions apply.

• Access Consultants

  Access consultants provide specialist advice about accessibility in buildings and the built environment. Their work may include reviewing designs against relevant NCC accessibility provisions, the Premises Standards and other applicable requirements and preparing access reports or Performance Solutions.

  Typical trigger: Complex developments, accessibility-sensitive design issues or proposals requiring specialist access assessment.

Other reports and documents your DA may require

When should specialist reports be commissioned?

There is no single correct sequence because reports perform different jobs. A useful way to think about them is by when their findings can affect the project.

Before you commission a report

Frequently asked questions

Which reports are required for a development application?

There is no universal list of specialist reports required for every development application. The requirements depend on the development, site, applicable planning controls and consent authority. The NSW Planning Portal advises applicants that further supporting documents may be required and recommends discussing supporting-document requirements with the relevant consent authority before lodging.

Does every development application need specialist consultant reports?

No. A relatively simple proposal may require few specialist assessments, while a larger or more constrained development can involve numerous consultants. The level of information required generally reflects the nature of the proposal and the issues that need to be assessed.

Are the eight reports on Development Reports the only reports a DA might need?

No. Development Reports currently focuses on eight specialist categories: dilapidation, geotechnical, traffic, arborist, acoustic, BCA, Section J and access. A DA may require many other documents, including environmental, heritage, contamination, flooding, stormwater, bushfire, biodiversity, sustainability and other reports. The directory will expand over time, but users should always rely on the requirements applying to their particular project rather than treating the categories on this website as a complete DA checklist.

Do I need all eight reports listed here?

No. Most projects will not require every category listed on this page. The purpose of this guide is to help explain specialist reports you may encounter, not to recommend that every applicant commission all eight.

Who decides which reports are needed?

Requirements can arise from legislation, planning instruments, council policies, application checklists, the characteristics of the development and requests from the consent authority. Your planner, architect and other project consultants may also identify specialist assessments needed to develop the design or support the application. The relevant consent authority ultimately determines what information it needs to assess the development application.

Should I ask the council before commissioning reports?

For many projects, checking the consent authority’s published requirements is an excellent starting point. For larger or more complex proposals, formal or informal pre-lodgement advice may also help identify issues that need to be addressed. Service NSW advises applicants to discuss local planning and development requirements with their council before starting the application process.

Can I lodge a DA first and provide specialist reports later?

Do not assume that you can. If a specialist report is required to accompany the development application, lodging without it can result in the application being incomplete or the consent authority requesting further information. City of Sydney states that it can only complete assessment when all required plans and supporting documents have been provided. Some other reports arise later in the development process or are imposed as conditions of consent, so the timing depends on the particular document.

Who normally arranges the specialist reports?

This varies with the project. The applicant or developer may engage consultants directly, while on other projects an architect, town planner, project manager or other lead consultant coordinates the specialist team. What matters is that each specialist receives the correct project information and understands the purpose and required scope of their assessment.

Can specialist reports change the design?

Yes. That is one reason timing matters. A geotechnical investigation may influence foundations or excavation. An arborist assessment may affect building placement. Traffic advice may affect vehicle access. Acoustic findings may alter façades or plant locations. Access or BCA review may influence circulation and building layout. For projects with meaningful site constraints, using specialist advice as design input can be more useful than treating reports purely as paperwork required for approval.

Is a dilapidation report normally submitted with a DA?

Not necessarily. Dilapidation reports are commonly associated with the period before demolition, excavation or construction starts and may be required as a condition of development consent. A particular development or consent authority may have different requirements, so always check the project documentation.