This normally does not affect many projects, it applies when you are trying to do something that the land or building has not been approved for in the town plan, or where the Council want to ensure meets the town plan.
If you are building a house, raising it, building an extension, if it is on land which is approved for houses, this step seldom applies (unless you are in a character zone).
If on the other hand you intend to make a change outside the zoning, Council will want to consider the effect on the city and the neighbours, and require a separate submission. Typical cases where this applies include :
- Building too close to a boundary.
- Building too high.
- Building on undermined land.
- Building on flood prone land.
- Converting land between uses, say from residential to commercial.
- Subdividing or splitting a block.
There are two kinds of development applications :
- Code assessable – the easy one, more or less guaranteed to succeed, just ensuring that the detail of the plan meets council local zoning requirements.
- Impact assessable – the tricky one, the use was not foreseen in the town plan, but if you can convince council the change is harmless or beneficial they may allow it.
Development applications can be frustrating, because sometimes the outcomes can appear a little arbitrary. Ipswich City Council for example is normally very good to deal with, progressive and most helpful, but you will still not get a definite answer until you have gone through the entire process, which is fairly expensive. Our approach is normally to do a preliminary application and attend a pre lodgement meeting, which is free, to identify the major issues which the Council identifies, saving a lot of time and money in the final application.
There is also a grey area in the Development Process, where no formal Development Application is required, but building plans are still referred to the Development department, because it has a special interest in the site, perhaps from mines or flooding etc. Removal houses for example normally do not require a development application, but come with a list of requirements which the individual Council specifies.