Most approval delays do not come from the assessment itself. They come from plans that miss a code standard, documents that do not match, or information that is simply not there. A plan check before lodging finds those problems while they are still cheap to fix.
What a plan check is
A plan check is a review of your drawings and supporting documents before you formally lodge them. The reviewer compares the design with the relevant planning controls, such as the housing codes for a complying development certificate (CDC), and with the building code. The result is a list of issues for your designer to fix.
A plan check doesn't approve anything. It is a way of making sure that when you do lodge, the application is complete and the design fits the rules.
Where approval delays come from
- Requests for more information. The certifier reviewing a CDC can ask for extra documents. Each request means waiting on your designer or consultants.
- A single failed standard. A CDC can only be issued if every standard in the code is met. One setback or height breach can mean redesign, or switching to a development application.
- Documents that disagree. A BASIX certificate with a different address is flagged for review on the Planning Portal. Plans that differ from the survey or engineering raise questions.
- Changes after approval. Problems found later may need a formal modification, which adds time and cost.
The NSW Government says fast-tracked CDC approvals can be issued in as little as 20 days, or 10 under the Pattern Book pathway. Those timeframes assume a complete, compliant application.
What a plan check usually covers
- site coverage, setbacks, landscaped area and building height;
- privacy, overlooking and other code standards;
- whether the planning certificate allows complying development on the land;
- ground and floor levels against the survey;
- stormwater, bushfire and other site constraints;
- BASIX commitments shown consistently on the plans;
- building code items such as stairs, balustrades, fire separation and wet areas;
- whether the document list is complete.
Our guide to The plan errors that most often stop a CDC lists the issues that come up most.
How it saves money
- Fix once. Changing a drawing before lodging costs less than changing it after engineers and consultants have worked from it.
- Fewer pauses. A complete application is less likely to stall waiting for information.
- Right pathway first time. Finding out early that a design needs a development application avoids paying for a CDC attempt that cannot succeed.
- Fewer surprises on site. Code problems found on paper cost far less than ones found at a frame inspection.
- Calmer neighbours. A design that changes repeatedly after notice letters go out can unsettle people next door.
Getting the most from a plan check
Send the full package: survey, planning certificate, architectural drawings, BASIX certificate and any reports. A check based on incomplete information can only be partial. Our guide to Survey plans and site information your designer needs explains what your designer needs.
Timing matters too. The best moment is when the design is settled but before engineers and consultants have finished their work, so any changes flow through once.
CertifiBuild offers plan assessment for Class 1 and Class 10 projects, whether you are heading for a CDC or a construction certificate. Send us your plans and request a quote.
Local help across NSW
CertifiBuild certifies Class 1 and Class 10 work in 39 council areas. Local rules on these council pages are a good place to start: Randwick City Council, Central Coast Council, Lane Cove Council, North Sydney Council, Camden Council, Blue Mountains City Council.
Suburb pages with local planning notes: La Perouse, Lake Munmorah, Lane Cove West, Lavender Bay, Leppington, Leura, Lidsdale, Littleton, Luddenham, Macquarie Fields. You can also browse every service area.
Sources
- Complying development, NSW Department of Planning
- How to submit a complying development certificate application (PDF), NSW Planning Portal
- Application requirements (PDF), NSW Department of Planning