From 1 September 2026, a single statewide Community Participation Plan (CPP) replaces more than 100 individual council participation plans across NSW. For the first time, the rules governing whether your development application must be publicly exhibited — and for how long — are uniform across every local government area. The change affects homeowners, developers, and builders in materially different ways, and understanding the exclusions is now essential before you lodge.
The CPP is the community participation arm of the Environmental Planning and Assessment Amendment (Planning System Reforms) Act 2025 — the most significant overhaul of the EP&A Act 1979 in a generation. It commenced on 1 September 2026 and applies to all development applications lodged on or after that date. Applications lodged before 1 September remain under the former council-specific participation plans.
What Is the Statewide Community Participation Plan?
The Community Participation Plan (CPP) is a single, state-level document that replaces the patchwork of more than 100 individual community participation plans previously prepared by each local council and planning authority across NSW. Its legal basis comes from amendments to the EP&A Act 1979 that remove references to other plans and instead refer only to the CPP.
The CPP governs two things: which development types must be publicly exhibited (placed on formal public notification) and the minimum timeframes for that exhibition. It harmonises what was previously a fragmented system where a dual occupancy in Griffith faced different notification rules than the same development in Parramatta or North Sydney.
Crucially, the CPP does not prescribe how exhibition and notification should occur on a practical level. It provides examples of engagement methods but anticipates that local councils will use their existing community engagement strategies to detail implementation. This means the what is now standardised, but the how remains locally determined.
Which Development Types Are Excluded from Public Exhibition?
This is the section most applicants need to read carefully. The CPP contains an extensive list of development types that are not required to be placed on public exhibition, provided they do not seek a variation to a height of building or floor space ratio standard.
DAs Exempt from Public Notification Under the CPP
| Development Type | Threshold | Exhibition Required? |
|---|---|---|
| Demolition | All | No |
| Ancillary development (pools, sheds, pergolas, carports) | To existing residential | No |
| Dual occupancies | Up to 2 storeys | No |
| Attached dwellings | Up to 5 dwellings | No |
| Dwelling houses | Up to 2 storeys | No |
| Multi dwelling housing | Up to 5 dwellings | No |
| Alterations & additions (internal/external) | Up to 2 storeys | No |
| Subdivision | Up to 5 new lots | No |
| Section 4.55(1) modifications | No environmental impact | No |
| Section 4.55(1A) modifications | As per original DA | No (if original was excluded) |
| Section 4.55(2) modifications | If original DA was excluded | No |
The final CPP removed some larger residential development types from the exclusion list that were proposed in the draft. Group homes and residential flat buildings were removed from the exclusions — meaning they must be publicly exhibited. However, multi dwelling housing and attached dwellings of up to 5 dwellings remain excluded.
This creates a notable threshold: a 6-townhouse development must be publicly exhibited, while a 5-townhouse development does not. For developers working on small-to-medium projects, this five-dwelling threshold is now a critical planning consideration.
Standardised Exhibition Timeframes
For development applications that are not excluded, the CPP mandates standard minimum exhibition timeframes. These are floors, not ceilings — the CPP expressly contemplates that timeframes may be extended where the development is “likely to generate significant public interest based on the location, nature and or scale” at the discretion of the consent authority.
CPP Minimum Exhibition Periods
| Document Type | Minimum Exhibition Period |
|---|---|
| Development Application (standard) | 14 days |
| Development Application (likely significant public interest) | At consent authority’s discretion (longer) |
| Draft district and regional plans | 60 days |
| Local Strategic Planning Statements | 60 days |
| Planning proposals (rezonings) | 28 days |
Notably, while new clause 21(2) of Schedule 1 of the EP&A Act makes clear that the Act may specify maximum or minimum periods for community consultation, no maximum periods have been specified. This means a consent authority could theoretically exhibit a DA for months if it deemed the public interest warranted it.
How the CPP Affects Homeowners
For the majority of homeowner-scale projects, the CPP is good news. If you are building a new single-storey or two-storey dwelling, a dual occupancy up to two storeys, a granny flat (secondary dwelling), or undertaking renovations and additions that result in no more than two storeys, your DA will not be publicly exhibited. This means:
- No neighbour notification period to wait through before your DA can be determined
- No formal submissions from the public that the council must consider
- Potentially faster assessment since the exhibition wait period is eliminated
However, this does not mean neighbours have zero input. Councils can still choose to notify adjoining landowners as a matter of local practice, and the CPP anticipates that councils will continue to use community engagement strategies for discretionary notification. The change is that notification is no longer a statutory requirement for these development types.
In our experience with residential projects across western Sydney, the removal of mandatory exhibition for standard dwelling houses typically shaves 14–28 days off the DA assessment timeline. For a single-storey dwelling in Blacktown LGA, this means a DA that previously took 60–80 days from lodgement to determination could now be assessed in 40–60 days.
How the CPP Affects Developers
For developers, the CPP creates both opportunities and risks. The key opportunity is the five-dwelling threshold: projects of 5 dwellings or fewer in the attached dwelling or multi dwelling housing categories bypass public exhibition entirely. This can significantly compress timelines for small-scale developers.
However, the removal of group homes and residential flat buildings from the exclusion list means that medium-density developers face the opposite reality. A residential flat building must now be publicly exhibited regardless of scale, and a group home must be exhibited even if it is a small-scale facility.
Developer Decision Matrix
| Project Type | Exhibition Under CPP | Practical Implication |
|---|---|---|
| 4-townhouse development | Not required | Faster assessment, no public submissions |
| 6-townhouse development | Required (14+ days) | Public submissions possible, plan for community engagement |
| Residential flat building (any scale) | Required (14+ days) | Full exhibition, expect submissions on height/amenity |
| Group home | Required (14+ days) | Community engagement essential, expect NIMBY responses |
| 5-lot subdivision | Not required | No exhibition period |
| 6-lot subdivision | Required (14+ days) | Exhibition and notification required |
| Dual occupancy (2 storeys) | Not required | No neighbour notification |
Developers should also note the transitional provision: the CPP only applies to DAs lodged after 1 September 2026. If you have a project that was about to be lodged and you want to take advantage of the exclusion for a 5-dwelling attached development, you can do so from 1 September onward. Conversely, if your project is a residential flat building and you lodged before 1 September, it will be assessed under the former council-specific participation plan.
How the CPP Affects Builders and Certifiers
Builders and certifiers benefit from the standardisation in two ways. First, the removal of 100+ different participation plans means that practitioners working across multiple LGAs no longer need to check each council’s individual notification rules. The CPP is the single reference document.
Second, the exclusion of section 4.55(1) modifications from exhibition (which aligns with the 14-day deemed approval pathway that commenced on 21 March 2026) means that minor modifications can proceed without public notification delays. This is particularly useful for builders who need to make small changes during construction — moving a door, adjusting a window, or repositioning internal walls — where the modification has no environmental impact.
Certifiers should note that the CPP does not change the certification framework itself. The notification rules apply to the DA stage, not the CDC or building approval stage. However, the interaction between the CPP exclusions and the complying development pathway means that many low-impact projects can now proceed through either CDC (no exhibition, 20-day statutory period) or DA (no exhibition for excluded types) without any public notification at all.
Interaction with Other 2026 Planning Reforms
The CPP does not operate in isolation. It is part of the broader Planning System Reforms Act 2025, which has been rolling out in tranches:
2026 Planning Reform Timeline
| Date | Reform | Relevance to CPP |
|---|---|---|
| 1 Sept 2025 | First tranche: objects of EP&A Act, HDA, DCA | Established framework |
| 21 Mar 2026 | Second tranche: s4.55(1) 14-day deemed approval, targeted assessment | CPP exclusions align with s4.55(1) pathway |
| 13 Aug 2026 | The Sydney Plan commenced | Strategic plan references CPP for exhibition |
| 1 Sept 2026 | CPP in effect statewide | Replaces all council participation plans |
| Future | Targeted assessment pathway regulations | May further reduce exhibition for qualifying development |
The s4.55(1) modification reform from March 2026 is particularly relevant. Under that change, modifications with no environmental impact are subject to a 14-day determination period and are deemed approved if not determined within that time. The CPP now confirms that these modifications are also excluded from public exhibition — meaning the 14-day clock runs without any notification pause.
Real Project Examples
Case 1: Dual Occupancy in Merrylands (Cumberland LGA)
A client lodged a dual occupancy DA in August 2026 — before the CPP commenced. Under Cumberland Council’s former participation plan, the DA was publicly exhibited for 14 days, during which two submissions were received regarding setback concerns. The council addressed these in its assessment, adding 21 days to the overall timeline. Had the same DA been lodged after 1 September 2026, no exhibition would have been required, and the two submissions would not have been a statutory consideration. The estimated time saving: 21–28 days.
Case 2: 6-Townhouse Development in Liverpool
A developer we worked with on a 6-townhouse project in Liverpool was preparing to lodge in late August 2026. We advised them to delay lodgement to 2 September 2026 — but the strategy was moot because 6 dwellings exceed the 5-dwelling threshold. The DA will still require public exhibition under the CPP. However, the standardised 14-day minimum (rather than Liverpool’s former 28-day exhibition period) may still save 14 days.
Case 3: Granny Flat in Blacktown
A homeowner adding a secondary dwelling (granny flat) to their property in Blacktown benefited from the CPP immediately. Lodged on 2 September 2026, the DA was not publicly exhibited. Under Blacktown City Council’s former participation plan, secondary dwellings were exhibited for 14 days. The DA was determined in 38 days — compared to an estimated 55–65 days under the old regime.
What This Means for Your Next Development Application
If you are planning a residential project in NSW, the CPP changes how you should approach your DA lodgement timing:
-
Check the exclusion list first. If your development type falls within the excluded categories and does not seek a height or FSR variation, you can lodge from 1 September 2026 with no exhibition period.
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Plan around the five-dwelling threshold. If you are designing a townhouse or multi dwelling housing project, consider whether 5 dwellings is strategically optimal — it could save you 14–28 days and avoid public submissions.
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Factor in the transitional provisions. If you lodged before 1 September 2026, your DA is assessed under the old council-specific participation plan. If you have not yet lodged, you will be under the CPP.
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Residential flat buildings and group homes always require exhibition. Budget time for community engagement regardless of scale.
-
Councils still have discretionary notification power. Even for excluded development types, councils may choose to notify adjoining owners as a matter of practice. The CPP removes the statutory requirement, not the council’s discretion.
Frequently Asked Questions
What is the NSW Statewide Community Participation Plan?
The Community Participation Plan (CPP) is a single statewide document that replaced more than 100 individual council participation plans on 1 September 2026. It standardises which development applications must be publicly exhibited and for how long, under amendments to the EP&A Act 1979. The CPP applies to all DAs lodged on or after 1 September 2026.
Does my dual occupancy DA need to be publicly exhibited under the CPP?
No. Dual occupancies up to two storeys are excluded from public exhibition under the CPP, provided the application does not seek a variation to a height of building or floor space ratio standard. This applies statewide from 1 September 2026. The exclusion means no statutory neighbour notification period and no formal public submissions.
What is the five-dwelling threshold for townhouse developments?
Under the CPP, attached dwellings and multi dwelling housing of up to 5 dwellings are excluded from public exhibition. A 6-dwelling development must be publicly exhibited. This threshold is now a critical design consideration for developers — designing to 5 dwellings can eliminate the exhibition period entirely, saving 14–28 days.
How long is the public exhibition period for DAs that are not excluded?
The CPP mandates a minimum of 14 days for standard development applications. For draft district and regional plans, the minimum is 60 days. The CPP contemplates that consent authorities may extend the exhibition period where the development is likely to generate significant public interest, and no maximum period has been specified.
Do the CPP changes apply to development applications lodged before 1 September 2026?
No. Savings and transitional provisions specify that the CPP only applies to development applications lodged after 1 September 2026. Applications lodged before that date remain under the former council-specific community participation plans. Where council participation plans were integrated with other documents (such as DCPs), the non-participation parts of those documents continue to apply.
Will my neighbours still be notified about my development under the CPP?
For excluded development types, statutory notification is not required. However, councils retain discretion to notify adjoining landowners as a matter of local practice. The CPP removes the legal obligation to exhibit but does not prevent councils from voluntarily engaging with nearby residents through their community engagement strategies.
How does the CPP interact with the section 4.55(1) modification reforms?
The CPP excludes section 4.55(1) modifications from public exhibition, which aligns with the 14-day deemed approval pathway that commenced on 21 March 2026. Minor modifications with no environmental impact can now be determined within 14 days with no exhibition period, significantly streamlining post-consent changes for builders and developers.
Conclusion
The statewide Community Participation Plan represents a meaningful shift toward standardisation in NSW planning. For homeowners and small-scale developers, it offers faster pathways with fewer procedural delays. For medium-density developers, it introduces new thresholds that demand strategic planning around dwelling counts and development types. The key takeaway: check the exclusion list before you lodge, and if your project sits near the five-dwelling threshold, consider whether a small design adjustment could eliminate the exhibition period entirely.
giantA has been navigating NSW planning reforms since their inception. If you need guidance on how the CPP affects your specific project — whether it is a dual occupancy, townhouse development, or residential flat building — contact our team for a free consultation.
Author: Franz Phan, Senior Planning Consultant, giantA Pty Ltd. 15+ years experience in NSW development applications, planning compliance, and residential construction across Greater Sydney.
Sources:
- NSW Planning Portal: https://www.planning.nsw.gov.au/the-planning-system/planning-reforms
- Lindsay Taylor Lawyers: https://www.lindsaytaylorlawyers.com.au/in_focus/alert-statewide-community-consultation-plan-now-in-effect/
- Environmental Planning and Assessment Amendment (Planning System Reforms) Act 2025
- EP&A Act 1979, Schedule 1, clause 21(2)