Dual Occupancy Insights: CDC vs DA
Dual Occupancy Insights: CDC vs. DA
Navigating the world of a dual occupancy development involves critical decisions, especially when choosing between a Complying Development Certificate (CDC) and a Development Application (DA). Each pathway offers distinct advantages and challenges, necessitating careful consideration.
Let's explore the pros and cons of CDCs and DAs to determine the most suitable approach for your dual occupancy project.
Complying Development Certificate (CDC)
Complying Development Certificates (CDCs) provide a streamlined pathway for obtaining approvals for certain types of development that comply with specific criteria set out in planning legislation and codes. This process is designed to be quicker and more straightforward than a Development Application (DA), typically because it does not require the same level of council scrutiny and public consultation.
Advantages of CDCs:
One of the most significant advantages of choosing a CDC is the expedited approvals process. Unlike DAs, which can take several months, CDCs are processed much faster. This efficiency is due to the involvement of private certifiers who assess applications against a predetermined set of standards and guidelines, such as those outlined in the Low-Rise Housing Diversity Design Guide. Developers benefit from reduced waiting times, enabling quicker project commencement and potentially lower holding costs.
CDCs also offer clarity and predictability in the approval process. The criteria for compliance are well-defined, providing developers with clear guidelines on what can and cannot be approved. This transparency helps streamline planning, reduces the likelihood of unforeseen complications, and minimises the risk of costly delays.
Another advantage is cost-effectiveness. Since CDCs bypass some of the more time-consuming aspects of the DA process, such as extensive council assessments and public notifications, developers can save on consultant fees and other associated costs. This cost efficiency is particularly beneficial for straightforward developments on greenfield sites or larger properties where compliance with standard guidelines is achievable.
Challenges of CDCs:
Despite their advantages, CDCs have limitations that developers need to consider. The rigid nature of CDC criteria means that even minor deviations from the specified standards can render a project non-compliant. Issues such as site characteristics (e.g., overlays for flood-prone areas or bushfire zones) or heritage considerations may complicate or preclude CDC approval. Developers must conduct thorough site assessments and feasibility studies to ensure that their project aligns with CDC requirements before proceeding.
Development Application (DA)
A Development Application (DA) is a formal request for consent to carry out development, which must be approved by the local council or planning authority. Unlike CDCs, DAs involve a more detailed and often lengthy approval process that includes public consultation and council assessment.
Advantages of DAs:
The primary advantage of a DA is its flexibility. Developers have more freedom to tailor their proposal to site-specific conditions and community needs. This flexibility is particularly advantageous for complex or unique projects that require variations from standard planning guidelines. Through pre-lodgement meetings with council planners, developers can discuss potential challenges and seek guidance on how best to navigate the development control plan.
DAs also allow for community engagement and input. Public notifications provide neighbouring residents and stakeholders with an opportunity to voice concerns or support for the proposed development. While this can lead to objections and potentially extend approval timelines, it also fosters transparency and community acceptance of the project.
Challenges of DAs:
The main challenge associated with DAs is the extended approval timeline. Unlike CDCs, which can be approved within weeks, DAs typically require six to nine months for council assessment, public notifications, and potential appeals or objections. This prolonged process can delay project commencement and increase holding costs, impacting overall project timelines and financial viability.
DAs also involve higher costs compared to CDCs. Developers may incur expenses related to council application fees, consultant reports, and public notifications. The complexity of the DA process necessitates thorough preparation, including detailed planning and design documentation, to mitigate potential delays and ensure compliance with planning regulations.
Choosing Between CDC and DA
The decision between a CDC and a DA hinges on various factors, including project complexity, site characteristics, and desired timelines. CDCs are generally more suitable for straightforward developments on greenfield sites or larger properties where compliance with standard guidelines is achievable. They offer speed, clarity, and cost-effectiveness, making them ideal for projects that align closely with prescribed criteria.
On the other hand, DAs provide flexibility and customization options that cater to unique design requirements and site challenges. They involve a more rigorous approval process but allow developers to address specific planning considerations and engage with the local community. DAs are particularly beneficial for projects requiring significant customization or located in areas with specific planning overlays.
Conclusion
Navigating the dual occupancy development landscape requires careful consideration of the pros and cons associated with Complying Development Certificates (CDCs) and Development Applications (DAs). Each pathway offers distinct advantages and challenges, impacting project timelines, costs, and feasibility.
At Hellyar Design + Construct, we leverage our expertise in both CDCs and DAs to guide clients through every stage of their development journey, from initial concept through to post-construction subdivision. Whether you're planning a dual occupancy project on a greenfield site or an inner-city redevelopment, we are committed to delivering tailored solutions that meet your project's specific needs and objectives.
