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hey everyone I'm Robert Mann and today I want to talk through the difference between a d a a cc and a CDC approval in a bit more detail what are each of these acronyms a DA is a development application a cc is a construction certificate and a CDC is a complying development certificate the da and the start of the C CDC we could call a planning approval and the C C or the completion of the CDC we could call a building approval so another way of saying this is a DA plus a cc is effectively a CDC it's just another way of getting it approved what's another way of understanding this a d a must be approved through local government whereas a CDC could be approved through local government or through a state government representative or we could say a private company a certifier who is using legislation produced by state government in New South Wales all of this is now done through the planning portal which means whether it's a Das CDC or a cc it's all going through the planning portal which effectively means the state government is able to monitor the process and be responsible for overseeing that this happens properly one of the main reasons for this is that there's a time limit or there's supposed to be a time limit on how long a DA or a CDC process should take now I say should because it really meets that minimum requirement what we find in most of the local councils at least the ones that I've been dealing with in Sydney is that they all seem to have more work than they're able to handle this is the local governments so most DA's are supposed to take six to eight weeks to be approved but what we often find is that they may take three six or twelve months to be approved and this seems like it's mostly based on workload what we find is that the da application gets received the next process that happens once the da application has been received it needs to be reviewed now because this is done through the planning portal there'll be a quick check to make sure that there's nothing missing if there's things that are missing the person that has uploaded the application might receive a an email or a notice basically explaining that they need to provide more information once it has been received by Council then the next process that will happen generally before a detailed review has taken place is that the application will be sent out for notification or neighbor notification the neighbors have an opportunity to object to the development application so a development application is assessed by the LEP the local environment plan and a DCP a development control plan and these are planning instruments that are unique to each of the local councils we find that the LEP is now quite similar consistent throughout the whole state of New South Wales and it's managed by the state government which really helps that process to be more consistent the DCPS however are very unique to each Council and we might find that each individual Council might have a variety of DCPS depending on the particular area where your house is to be built the DCPS may also change based on whether it's a new house or an alteration Edition at the moment we're just talking about houses we're not talking about multi-res or commercial and of course we'll have different DCPS or different sections of DCPS that relate to this as well once that neighbor notification has been sent the neighbors have the opportunity to object and their objections are based on does the design contravene any of the requirements of that LEP and DCP now generally the intention is in a way that would affect them negatively so is the design out of keeping with the neighborhood context that's an appropriate objection is the building too tall and it's going to block out sunlight is the building too tall and it's going to block the neighbor's views is the building too close to the boundary or just too bulky maybe it's based on the materiality that it needs to match the same color of bricks or it needs to be built as a weatherboard Cottage maybe the roof cladding needs to be tiled terracotta tiled the da therefore is very much based on the neighborhood character and how appropriate the design is in that neighborhood the da process is not really about the construction or the constructability of that house that really comes at the next stage which is the CC the CC is assessing the building the design the same design of course it's going to be approved in the da on its compliance with the National Construction code Australian standards and would generally require some engineering input as well in order to show that the building is structurally adequate now there may also be other engineering requirements some of those engineering requirements are already addressed during the da and some are more kept for the CC or expanded upon in the CC the CDC tends to have less drawings or reports required than a DA process because the CDC is limiting the amount of different situations that can have the approval granted if you're trying to design on a site that is zoned as environmental or for conservation or Heritage or in a flood zone or has a very high Bal rating Bushfire attack level of about 40 or flame Zone which is the two highest then this is going to prevent you from having that CDC approved and force you back into that da approach there's a few other aspects which might make you choose to go for a CDC versus a DA what we find with the CDC is it really comes down to the interpretation of the guidelines the certifier again the PCA the principal certifying Authority has to sign off on the validity of the design following the sep the state environment planning policy of which there are a few and what this practically means for the design and approval process is that the CDC can be more strict and therefore may not allow for as much design creativity as a DA might especially if it's a complicated site and the architect wants to do something creative to try to have a really good design solution but that doesn't necessarily fit within the box of the standardized CDC or sep approach generally speaking the CDC is going to be faster the approval process for the CDC is going to be fair faster but the big thing to remember is the CDC isn't the equivalent of a DA the CDC is the equivalent of a d a plus the CC meaning that the CDC will get approved with the engineering in one go now the problem with this might mean that you're committing to a lot of design drawings you're committing to a design process as well as all of the approval documentation all in one go maybe with uncertainty of whether the CDC can be approved for this reason I tend to prefer breaking the CDC up into two processes just like a danccc where we can consider it a CDC preliminary and a CDC final technically these aren't two processors but in order to make the process practical most certifiers will offer particularly private certifiers will offer a preliminary design review and then a final CDC application fee because they understand that this process can be complicated and we want to make sure that the way that we're designing will be applicable and will be able to be approved without needing to go to the effort and expenditure of very detailed documentation as well as all of the engineering that goes with the completion of CDC documentation once the CC or CDC is approved that means it's technically ready to be built that's all the information required for the principal certifying authority to be able to sign up on the construction process however I'd advise that that's not all of the information that the Builder should need very detailed construction documentation is required in order to ensure that the design Integrity intended is carried all the way through the construction process thing that a builder does on site requires a design decision so it's either a design decision that has been made ahead of time by the architect Landscape designer interior designer or the builders making that decision now a very competent Builder might make for a substitute building designer or an architect but that's technically not what the build is there for the architect can coordinate and manage the design process before construction starts giving the Builder a lot more assurance that what they're building is going to be exactly what the client wants and avoid needing to make all of those decisions and ask all of those questions during the construction process which would otherwise slow that down that'll also mean that the design outcome is exactly as intended and as represented way before that construction process starts so construction documentation is a really important inclusion even once that CC has been approved now practically that might mean that the construction documentation and the CC are produced together or it might mean that construction documentation is being produced while the CC is being approved that's a quick glimpse into that dacc CDC process in a little bit more detail I'm gonna be talking more about these topics in the future and providing more detail and practical experience explaining how to approach these processes well and make sure that they're as efficient as possible hope that's really helpful I'll see you again soon