For property owners, whether you’re building your dream home or developing an investment property in New South Wales, navigating the local council or PCA approval process can feel like a maze. At giantA Pty Ltd, we understand that each decision you make affects your time, finances, and peace of mind. Based on real client experiences, we’ve compiled a practical guide to help you get your residential development application (DA) or Complying Development Certificate (CDC) submission right the first time.
This article outlines five critical points that will help you streamline the process, prevent costly miscommunication, and improve your overall project outcome.
Clarity from the Outset: Know What’s Required Before You Begin
One of the most common frustrations in the development journey is the lack of upfront clarity. Before you engage an architect or building designer, request a detailed checklist of all documents and information required. This should include:
- A recent site survey
- Floor measurements of existing structures (if applicable)
- High-resolution site photos
- Title boundary details and easement information
- Any heritage constraints or bushfire/flood overlays
- Desired building envelope and height restrictions per local zoning
Gathering all this information in advance avoids the inconvenience of repeated site visits, which can be especially burdensome for clients managing investment properties from afar.
Avoid Hidden Costs: Transparent Fee Structures and Scope
No one likes surprises—especially when they come in the form of unexpected charges. Be cautious of phrases like "if you can’t do it, we will come” if they’re not clearly linked to a fixed price or agreement. It’s essential that your designer or consultant outlines:
- Which site tasks you are responsible for (e.g. taking measurements, photos)
- Which items may incur additional fees, such as a site inspection or professional survey
- What’s included in the initial scope of works
Clarity here prevents resentment and builds trust between you and your consultant.
Respect the Original Design Intent: Collaboration is Key
Clients often come to the table with a specific vision or layout. Whether it's a hand-drawn sketch or a verbal idea, it's crucial that your consultant doesn’t overwrite your intentions without consultation.
At our firm, we recommend the following practices:
- Review the client’s initial layout in detail before drafting.
- Schedule a collaborative design session (online or in-person).
- Include the client in every major design decision, especially where their intent may differ from compliance requirements.
Disregarding the original layout without explanation leads to unnecessary rounds of revisions, costing both time and money.
Pick Up the Phone: The Value of Proactive Communication
In our increasingly digital world, emails and task management software are useful—but often slow. Many project delays stem from simple misunderstandings that could have been resolved in a five-minute phone call.
We recommend the following communication guidelines for professionals and clients alike:
- Call before making assumptions on unclear documents or instructions.
- Set up a weekly check-in call during design and documentation phases.
- Use project management platforms to track deliverables and milestones.
Prompt verbal communication builds momentum, avoids confusion, and demonstrates genuine engagement.
Timeliness Matters: Stay Ahead of Your Certification Deadline
Private Certifiers (PCAs) and local councils operate on strict schedules. Missing a deadline could mean weeks of delays, especially when resubmissions or amendments are required.
To keep things on track:
- Agree on a project timeline with milestones.
- Follow up promptly when documents are requested.
- Ensure your architectural drawings, BASIX, NatHERS, and stormwater plans are submitted in an integrated package.
If you’re managing an investment property or a renovation, it’s wise to allocate time for review and revision. Leaving things to the last minute rarely ends well.
Final Thoughts: A Smoother Approval Journey Starts with Shared Responsibility
As a building designer or architectural consultant, we acknowledge that responsibility for a successful project lies with both parties—the service provider and the client. While we strive to deliver a professional, responsive and compliant service, we encourage our clients to engage in the process proactively, ask questions early, and provide all requested information in a timely manner.
If you're about to start your own residential development, dual occupancy, renovation, or secondary dwelling project, contact our team for a clear, fixed-fee consultation and a checklist tailored to your local council or PCA requirements.
Let us help you avoid delays, eliminate uncertainty, and ensure your vision is realised—with clarity and confidence.