Development application process

Once you have prepared all the required documents, you submit the application via the PlanSA portal.

If you are unsure on how to apply, PlanSA have developed guides to assist:

• Create an account
• Login to your account
• Submit a development application

The relevant authority will verify your application to ensure it has been correctly submitted so it can be assessed. This process involves:

• Confirming which consents are required
• Determining the nature of the development
• Determining the relevant authority
• Verifying that the mandatory documentation has been submitted
• Determining if any referrals or public notification are required

Verification takes up to 5 business days, and this timeframe may be reset if additional information is requested. When completed, an invoice will be sent to the nominated contact. Assessment of your application will not begin until payment has been made.

See fees and charges at a glance (to 30 June 2024), for a simplified breakdown of development assessment fees.

Planning Consent

A planning assessment considers the impact of development. Requirements are set out in the Planning and Design Code. This includes, but is not limited to:

• size, shape, design orientation and layout of new buildings, advertisements and allotments
• the potential impact of development upon adjoining buildings, properties and people (e.g. overshadowing, overlooking, and visual dominance)
• impacts to heritage places (including works adjacent a heritage building)
• impact to the character of existing buildings in an existing street or locality
• operational matters such as vehicle access, parking, and waste management
• amenity impacts such as noise, light, and exhaust fumes
• appropriateness of certain land uses dependent on relevant zoning.

Assessment Pathways

Planning assessments are divided into different pathways. Each pathway is tailored to the complexity of the development application.

The most common assessment pathways are:

1. Accepted Development: includes minor forms of development that do not require planning consent. Accepted development types are listed in Table 1 of a Zone which also provides prescriptive criteria to satisfy.
2. Deemed-to-Satisfy Development: includes classes of development that are contemplated in a Zone. DTS classes of development are listed in Table 2 of a Zone and which also provides prescriptive criteria to satisfy.
3. Performance Assessed Development: are often more complex and involve a merits-based assessment against the Planning & Design Code. These applications can sometimes require public notification and/or an agency referral.

Find out what assessment pathway your development might be eligible for – PlanSA: What policies apply to a development

The following timeframes apply:

Public Notification (if required)

This process provides neighbours and other interested parties opportunity to comment on planning matters relating to a proposal. You will then be asked to consider any concerns raised and if possible, make changes to your development to address these concerns.

Notified applications with speaking representations will be decided by Council’s Assessment Panel.

Find out more about Public Notification

Requests for Further Information (RFI)

During assessment, the allocated officer may come across matters that require more information to proceed. Additional information requested may include:

• Floor plans, elevations, sections and/or construction details
• A schedule of materials and finishes
• An operational summary (for land use applications)
• Specialist and/or technical reports (e.g. traffic, acoustic, engineering, access, fire etc.)

An RFI will pause the assessment clock until the requested info is provided. If you don't respond to the RFI in time, your application may be refused.

Referrals (if required)

Referrals are a formal process of consulting with an external agency for technical advice. Common referrals within the City of Adelaide are:

• Minister for Heritage (Department of Environment and Water) – Development to or adjacent a State Heritage Place
• Environmental Protection Authority (EPA) – Development of environmental significance and/or site contamination
• Adelaide Airport – Development that exceeds the height specified by the Airport Building Heights (Regulated) Overlay

Internal referrals may be undertaken for technical advice or guidance on other Council matters and will not affect the assessment timeframe.

Decision

Once all the above steps have been completed, the assessing officer will make a decision on the application. If the application is publicly notified with speaking representations, the assessing officer will complete a report and make a recommendation for the Council Assessment Panel (CAP) to make a decision.

Appeals

Under the new planning system, there are no third-party appeal rights. As an applicant, if you disagree with a decision or condition relating your application, you may be able to lodge an appeal to the decision.

Find out more – Appeals

Land Division Consent

Land Division Consent is required for development that may include:

• moving the boundary between two allotments
• subdividing land into two
• amalgamating multiple allotments into one allotment (if a State Heritage Place)

Land division consent is granted by assessing the development against infrastructure requirements set out by legislation and policies in the Planning and Design Code. This ensures the resulting land has adequate services (such as water and sewerage) for future land use development.

Building Consent

Building rules assessment involves the assessment of building plans for compliance with the Building Code of Australia, National Construction Code and relevant Australian Standards.

Key focus areas include:

• Structural adequacy
• Fire safety
• Health and amenity
• Energy efficiency
• Access for people with disabilities

You may need a building consent even if no building works are proposed. This is because a change of building classification may have different safety requirements.

Accredited Professionals

Accredited professionals (building) may be able to assist you through the building assessment process and can often grant building consents in lieu of Council.

To find out more, you can find an accredited professional using the PlanSA Accredited professionals register.

Staged development

For larger and/or complex developments, it might be necessary to divide the application into stages. Stages apply to Building Consent only and results in individual development approvals for each stage.

However, there may be instances where staging development would not be desirable for planning reasons. Stages should be identified prior to Planning Consent being granted.

Assessment

Assessments for building consent are split into two categories:

• Class 1 and 10 buildings and structures (dwellings and ancillary structures such as fences, sheds/carports and swimming pools)
• Class 2-9 buildings and structures (multi-level residential uses, including commercial accommodation and all non-residential uses)

Class 1 and 10 applications include an assessment timeframe of 20 business days. Class 2-9 have an assessment timeframe of 60 business days.

Find out more about building classifications

Requests for Further Information (RFI)

During assessment, the allocated officer may come across matters that require more information to proceed. Additional information requested may include:

• Floor plans, elevations, sections and/or construction details
• A schedule of materials and finishes
• An operational summary (for land use applications)
• Specialist and/or technical reports (e.g. traffic, acoustic, engineering, access, fire etc.)

An RFI will pause the assessment clock until the requested info is provided. If you don't respond to the RFI in time, your application may be refused.

Referrals (if required)

In some cases, building assessment may need a referral to the Building Technical Panel (BTP). Referrals can be for ‘Opinion’ or ‘Concurrence.’ If required:

• 10 business days will be added to the assessment timeframe
• $376.00 will be payable by the applicant (to 30 June 2024)

CITB Levy

If your development application involves building or construction work (including maintenance), you may be required to pay the Construction Industry Training Board (CITB) Levy. Payment of the levy goes towards industry training as required where works have a value of over $40,000. Evidence of payment is required for Building Consent to be granted.

Payment can be made via CITB online payment systemonline payment system.

When the relevant consents are granted, Council has 5 business days to approve the development. This process may involve:

• Checking plans for consistency
• Issuing a compliance fee
• Updating application data/statistics
• Compiling approved documentation
• Issuing the development approval

Once development approval is granted, you will have 2 years to start the works and 3 years to complete them. Depending on the nature of your project there may be additional steps to follow.

To find out more, see our page on the next steps.