When preparing for a Development Application (DA), Construction Certificate (CC), or Complying Development Certificate (CDC) in New South Wales (NSW), it's essential to understand how project costs are categorised. Two key categories often misunderstood or combined are Consultant Fees and Other Related Development Costs.
This article provides a clear, accurate, and comprehensive explanation of the differences between these two categories, along with a detailed list of the typical expenses that fall under “Other Related Development Costs” during the planning and building approvals process.
1. Definitions & Key Distinctions
Consultant Fees
These are the costs paid to qualified professionals who play a direct role in designing, assessing, certifying, and coordinating various aspects of your project to ensure it complies with planning and construction regulations.
Common consultants include:
- Architectural Consultant – Architectural design, DA/CC documentation, consultant coordination
- Town Planner – Planning advice, Statement of Environmental Effects (SEE)
- Civil Engineer – Site drainage, driveway/access design, bulk earthworks
- Structural Engineer – Foundations, slabs, beams, retaining walls, and framing
- Stormwater / Hydraulic Engineer – On-site detention (OSD), water reuse, stormwater infrastructure
- Geotechnical Engineer – Soil investigations and foundation reports
- Land Surveyor – Boundary definition, topographic survey, detail and contour plans
- BASIX / NatHERS Assessor – Energy and water performance assessment
- Certifier / PCA (Principal Certifying Authority) – Certification of the CC and construction phase inspections
- Bushfire Consultant – BAL (Bushfire Attack Level) assessments for bushfire-prone areas
- Acoustic Consultant – Noise assessments for sensitive uses such as childcare or mixed-use developments
- Traffic Consultant – Traffic and parking impact assessments
- Flood or Environmental Consultant – Where applicable due to flood overlays or environmental restrictions
In summary: Consultant Fees are professional service costs essential for preparing, certifying, or supporting your application through the approval process.
Other Related Development Costs
These are non-consultancy expenses incurred during the approvals and pre-construction phase. While they do not involve professional consultancy services directly, they are often mandatory or highly recommended due to legal, environmental, or council-related requirements.
These costs are typically paid to government agencies, legal authorities, or specialist third parties, and not to design consultants.
2. Typical “Other Related Development Costs” in NSW
Below is a summary table of common items that fall under this category:
| Cost Item | Description |
|---|---|
| DA/CC/CDC Lodgement Fees | Application fees payable to local councils or NSW Planning Portal |
| Long Service Levy (LSL) | 0.25% of total construction cost (for projects over $25,000) – payable to Long Service Corporation NSW |
| Section 7.11 / 7.12 Contributions | Infrastructure contributions required by some councils |
| Sydney Water Tap-in / Service Coordinator Fees | Fees for Sydney Water asset checks and compliance |
| Title Search & Certificate Fees | Legal property title searches and certificates of ownership |
| Heritage Impact Assessment | Required when sites fall under heritage conservation overlays |
| Traffic Control Plan (TCP) | Required where temporary traffic management is needed during construction |
| Arborist Report | Tree assessments if protected or significant vegetation is present |
| Environmental Impact Statement (EIS) | Required for projects with environmental sensitivity under the EP&A Act 1979 |
| Dilapidation Report | Pre-construction condition reports for adjoining properties |
| Land and Environment Court Costs | Legal expenses in the event of development appeals or litigation |
| Insurance Costs | Required insurances such as Home Warranty Insurance and Construction Works Insurance (especially for owner-builders) |
| Site Signage & Notification Costs | DA notification signs and neighbour notification letters |
| Document Printing / Submission Costs | Document reproduction, courier services, and digital lodgement expenses |
Please note: These costs are external to your consultancy scope and usually triggered by council requirements, site conditions, or legal obligations.
3. Summary: Consultant Fees vs. Other Related Development Costs
| Criteria | Consultant Fees | Other Related Development Costs |
|---|---|---|
| Definition | Payments to design and technical professionals | Administrative, legal, or compliance costs not involving direct consultancy |
| Examples | Architect, engineer, planner, certifier, assessors | Council lodgement fees, insurances, contributions, title searches |
| Paid To | Registered consultants and design professionals | Government bodies, legal authorities, third-party service providers |
Need Help Estimating Your Project Costs?
At giantA Pty Ltd, we provide fast, affordable, and detailed Analysis of Development Cost (ADC) Reports to support your DA/CC/CDC submissions. Our fixed-fee service delivers a complete cost breakdown within 48 business hoursbased on the project type and site conditions
Frequently Asked Questions
How much does a DA approval cost in NSW?
DA application fees range from $500-2,500 depending on development value and council. Additional costs include consultant fees ($5,000-20,000), section 7.11 contributions ($10,000-50,000+), and construction certificate fees ($1,000-3,000).
What are consultant fees in a development application?
Consultant fees cover architects, structural engineers, hydraulic engineers, acoustic consultants, traffic consultants, and BASIX assessors. Total consultant fees typically range from $10,000-30,000 for a residential development, depending on complexity.
What are Section 7.11 contributions?
Section 7.11 (formerly 94) contributions are levies councils charge to fund local infrastructure like roads, parks, and community facilities. Contributions are calculated based on development type and can range from $10,000 to over $100,000.
Are there hidden costs in the DA approval process?
Yes, common hidden costs include: long service levy (0.35% of construction cost), BASIX certificate fees ($50-150), plan registration fees ($200-500), council inspection fees ($500-1,500), and occupation certificate fees ($500-1,000).
What is the difference between DA and CDC costs?
CDC (Complying Development Certificate) is typically 30-50% cheaper and faster than DA. CDC fees range from $1,000-3,000 with 10-20 day approval, while DA fees are $2,000-5,000+ with 40-90 day approval timelines.