Granny Flat Approval Process Sydney: CDC vs DA Explained

Understanding Granny Flat Approvals in Sydney

Granny flats have become increasingly popular in Sydney as a solution for housing affordability, multi-generational living, and rental income opportunities. However, navigating the approval process can be confusing, with different pathways offering varying benefits and constraints.

At Serenity Building Group, we specialise in granny flat approvals and construction throughout Sydney. This comprehensive guide explains the key differences between Complying Development Certificates (CDC) and Development Applications (DA), helping you choose the most appropriate approval pathway for your project.

Overview of Approval Pathways

In NSW, granny flats can be approved through two main pathways, each with distinct advantages and limitations depending on your specific circumstances and project requirements.

Complying Development Certificate (CDC)

CDCs provide a faster, more streamlined approval process for granny flats that meet specific predetermined criteria:

• Faster processing: Typically 20 business days from submission
• Lower cost: Generally $2,000-$4,000 in total fees
• Certainty: Must be approved if compliant with standards
• Limited assessment: No neighbour notification or council discretion

Development Application (DA)

DAs provide more flexibility but involve longer processing times and higher costs:

• Greater flexibility: Can exceed CDC size and setback limits
• Longer processing: 8-12 weeks assessment period
• Higher cost: $5,000-$10,000+ including professional fees
• Merit assessment: Council has discretion to refuse applications

CDC Requirements and Limitations

Complying Development offers fast approval but requires strict compliance with predetermined standards. Understanding these requirements helps determine if CDC is suitable for your project.

Size and Design Limitations

CDC granny flats must comply with specific size constraints:

Site and Zoning Requirements

Your property must meet specific criteria for CDC approval:

• Minimum lot size: 450 square metres (varies by council)
• Zoning compliance: Residential zones only (R1, R2, R3, R4)
• Heritage restrictions: Generally not available in heritage conservation areas
• Bushfire areas: Special provisions apply in bushfire-prone land
• Flood zones: Additional requirements for flood-affected properties

Design and Construction Standards

CDC granny flats must meet specific design criteria:

• Single storey only: Multi-storey granny flats require DA approval
• Detached or attached: Must be separate dwelling or secondary dwelling attached to main house
• Parking provision: One covered parking space required
• Privacy screens: Windows facing neighbours may require screening
• Waste management: Adequate bin storage and collection access

Development Application Pathway

When your granny flat project exceeds CDC limitations or site constraints prevent CDC approval, the DA pathway provides greater flexibility at the cost of longer approval times and higher fees.

When DA is Required

Several scenarios mandate DA approval instead of CDC:

• Size exceedance: Granny flats larger than 60 square metres
• Setback variations: Reduced setbacks from boundaries
• Heritage areas: Properties in heritage conservation areas
• Multi-storey design: Two-storey granny flats
• Challenging sites: Steep slopes, flood zones, or contaminated land
• Multiple dwellings: More than one secondary dwelling

DA Pathway Advantages

Development Applications offer several benefits over CDC:

• Size flexibility: No 60 square metre restriction
• Design innovation: More creative architectural solutions
• Site optimisation: Better use of challenging sites
• Multi-storey options: Two-storey designs for better space utilisation
• Setback variations: Reduced setbacks where appropriate

DA Assessment Process

The DA process involves comprehensive assessment by council:

1. Application lodgement: Detailed plans and supporting reports
2. Public exhibition: 14-day neighbour notification period
3. Assessment: Council evaluation against planning controls
4. Determination: Approval, refusal, or request for modifications

Cost Comparison: CDC vs DA

Understanding the total costs involved helps you budget appropriately for your granny flat approval and construction.

CDC Total Costs

CDC applications generally involve lower total costs:

• Application fees: $1,200-$2,500 depending on council
• Design documentation: $2,000-$4,000 for plans and specifications
• Engineering reports: $1,500-$3,000 if required
• BASIX assessment: $300-$600 for energy efficiency compliance
• Total CDC costs: $5,000-$10,000

DA Total Costs

DA applications typically involve higher upfront costs:

• Council DA fees: $2,000-$5,000 depending on value and council
• Architectural plans: $3,000-$8,000 for detailed design
• Planning report: $1,500-$3,000 for planning assessment
• Engineering reports: $2,000-$5,000 for structural and services
• Specialist reports: $2,000-$8,000 (bushfire, heritage, etc.)
• Total DA costs: $10,000-$25,000+

Timeline Comparison

Processing times vary significantly between approval pathways, affecting your project planning and construction scheduling.

CDC Processing Timeline

CDC applications follow a streamlined timeline:

• Design and documentation: 2-4 weeks
• Application lodgement: 1 week for submission
• Council assessment: Maximum 20 business days
• Construction Certificate: Additional 2-3 weeks
• Total timeline: 8-12 weeks from start to construction

DA Processing Timeline

DA applications require longer processing periods:

• Design and documentation: 4-8 weeks
• Application lodgement: 1-2 weeks for submission
• Council assessment: 8-12 weeks (can be longer)
• Potential delays: Additional information requests, resubmissions
• Construction Certificate: Additional 3-4 weeks
• Total timeline: 16-24 weeks from start to construction

Construction Certificate Requirements

Both CDC and DA approvals require a Construction Certificate before building work can commence. This additional step ensures building compliance.

Required Documentation

Construction Certificate applications require detailed technical documentation:

• Detailed construction drawings: Comprehensive building plans
• Structural engineering: Foundation and frame design
• Services engineering: Electrical, plumbing, mechanical plans
• BASIX compliance: Energy and water efficiency measures
• Accessibility compliance: Where required under Building Code

CC Costs and Timeline

Construction Certificate processing adds time and cost:

• Application fees: $800-$2,000 depending on project value
• Professional documentation: $2,000-$5,000
• Processing time: 2-4 weeks after submission
• Inspection fees: $200-$500 per inspection during construction

Choosing the Right Approval Pathway

The choice between CDC and DA depends on your specific project requirements, site constraints, and priorities regarding cost, timeline, and design flexibility.

When CDC is Most Suitable

Consider CDC approval when:

• Standard requirements: 60 square metres or less is adequate
• Compliant sites: Standard residential blocks with adequate setbacks
• Time priority: Faster approval is more important than design flexibility
• Budget constraints: Lower approval costs are essential
• Simple design: Single-storey, straightforward granny flat

When DA is Necessary or Preferable

Consider DA approval when:

• Size requirements: Need more than 60 square metres
• Design complexity: Two-storey or architecturally distinctive design
• Site constraints: Challenging sites requiring reduced setbacks
• Heritage areas: Properties in heritage conservation areas
• Premium outcomes: Design quality more important than cost/time

Professional Assistance and Documentation

Both approval pathways require professional design and documentation to ensure compliance and approval success.

Design Professional Requirements

Qualified professionals ensure compliant and successful applications:

• Architect or designer: Planning-compliant design development
• Draftsperson: Technical drawing preparation
• Engineer: Structural and services design
• Planning consultant: DA pathway advice and submission

Builder Involvement

Experienced granny flat builders provide valuable input:

• Early consultation: Constructability and cost advice
• Design input: Practical construction considerations
• Approval support: Documentation and submission assistance
• Project continuity: Seamless transition from approval to construction

Making Your Granny Flat Approval Decision

Understanding the differences between CDC and DA pathways empowers you to make informed decisions about your granny flat project. While CDC offers speed and cost advantages, DA provides flexibility for more complex or larger projects.

At Serenity Building Group, we guide you through the entire granny flat process, from initial feasibility assessment through approval to construction completion. Our experience with both pathways ensures your project follows the most appropriate approval route.