Table of Contents
Last reviewed: November 2026
tl;dr
- A CDC is a fast, tick-box approval from council or a certifier. Every standard must be met.
- A DA is a merit assessment by council. Slower, but flexible.
- Heritage items, some flood and bushfire land, and near-miss designs usually need a DA.
- A new CDC variation pathway is on the way but had not started at the time of writing.
Before you build, you need the right approval. In NSW, most residential projects go through one of two pathways: a development application (DA) or a complying development certificate (CDC). Picking the right one can save months.
The difference at a glance
| Development application (DA) | Complying development certificate (CDC) | |
|---|---|---|
| Who approves | Council (or a local planning panel) | Council or a registered certifier |
| How it’s assessed | On its merits against the LEP, DCP and State policies | Tick-box against fixed standards in a code |
| Flexibility | Can vary some standards with justification | Every standard must be met (see variations below) |
| Timeframe | Usually months | Usually weeks |
| Construction | Needs a separate construction certificate | Planning and construction approval in one |
Which codes cover CDCs?
- Housing Code: new houses, alterations and additions
- Low Rise Housing Diversity Code: dual occupancies, manor houses and terraces
- Housing SEPP Schedule 1: granny flats (secondary dwellings)
When a CDC isn’t available
Complying development can’t be used on some land, such as land with a heritage item and certain environmentally sensitive, flood or bushfire categories. It also can’t be used if your design misses even one standard. That’s when a DA is the right path.
What’s changing: CDC variations
The Planning System Reforms Act 2025 added a new section 4.31A to the Environmental Planning and Assessment Act 1979. It will let council issue a “variation certificate” for minor departures from some CDC standards, so near-miss projects can stay in the fast lane. The NSW Government exhibited the proposed rules in 2026. At the time of writing, the variation pathway had not started, so check the latest before relying on it.
How to choose
- Choose a CDC if the site is clear of constraints and the design fits every standard.
- Choose a DA if the site is constrained, sloping or unusual, or the design needs flexibility.
- Not sure? Get a planning check first. It’s cheaper than redesigning later.
DA or CDC in my council area?
Select your council to see the details.
Liverpool Campbelltown Fairfield Canterbury-Bankstown Cumberland Blacktown Parramatta The Hills Shire Camden Penrith Wollondilly Sutherland Shire
Do I need a DA or CDC in Liverpool?
Both pathways are available in Liverpool. A DA is assessed by Liverpool City Council against the Liverpool Local Environmental Plan 2008 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, flood-affected land along the Georges River is a common reason a site can’t use a CDC. Newer release areas such as Austral and Leppington sit in the South West Growth Area, where State precinct controls apply instead of, or alongside, the LEP.
Do I need a DA or CDC in Campbelltown?
Both pathways are available in Campbelltown. A DA is assessed by Campbelltown City Council against the Campbelltown Local Environmental Plan 2015 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, bushfire-prone land on the urban edge is a common reason a site can’t use a CDC. Release areas such as Menangle Park and Gilead form part of the Greater Macarthur Growth Area, which has its own planning framework.
Do I need a DA or CDC in Fairfield?
Both pathways are available in Fairfield. A DA is assessed by Fairfield City Council against the Fairfield Local Environmental Plan 2013 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, flood-affected land along Prospect Creek and other local creeks is a common reason a site can’t use a CDC. For dual occupancies, Fairfield LEP 2013 uses a lot size map, so the minimum can change from street to street.
Do I need a DA or CDC in Canterbury-Bankstown?
Both pathways are available in Canterbury-Bankstown. A DA is assessed by Canterbury-Bankstown Council against the Canterbury-Bankstown Local Environmental Plan 2023 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, flood-affected land near the Cooks River and Salt Pan Creek is a common reason a site can’t use a CDC. Bankstown is also a State-led TOD Accelerated Precinct with its own rezoned controls.
Do I need a DA or CDC in Cumberland?
Both pathways are available in Cumberland. A DA is assessed by Cumberland City Council against the Cumberland Local Environmental Plan 2021 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, flood-affected land near Duck River and local creeks is a common reason a site can’t use a CDC.
Do I need a DA or CDC in Blacktown?
Both pathways are available in Blacktown. A DA is assessed by Blacktown City Council against the Blacktown Local Environmental Plan 2015 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, flood-affected land along local creeks is a common reason a site can’t use a CDC. Release areas such as Marsden Park and Riverstone sit in the North West Growth Area, where State precinct controls apply.
Do I need a DA or CDC in Parramatta?
Both pathways are available in Parramatta. A DA is assessed by City of Parramatta Council against the Parramatta Local Environmental Plan 2023 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, heritage conservation areas and flood-affected land near the Parramatta River are common reasons a site can’t use a CDC.
Do I need a DA or CDC in The Hills Shire?
Both pathways are available in The Hills Shire. A DA is assessed by The Hills Shire Council against The Hills Local Environmental Plan 2019 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, bushfire-prone land in rural and bushland areas is a common reason a site can’t use a CDC. Bella Vista and Kellyville are also State-led TOD Accelerated Precincts, and release areas such as Box Hill sit in the North West Growth Area.
Do I need a DA or CDC in Camden?
Both pathways are available in Camden. A DA is assessed by Camden Council against the Camden Local Environmental Plan 2010 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, flood-affected land along the Nepean River is a common reason a site can’t use a CDC. Much of the newer housing, such as Oran Park and Gregory Hills, sits in the South West Growth Area, where State precinct controls apply.
Do I need a DA or CDC in Penrith?
Both pathways are available in Penrith. A DA is assessed by Penrith City Council against the Penrith Local Environmental Plan 2010 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, flood-affected land on the Nepean River floodplain is a common reason a site can’t use a CDC.
Do I need a DA or CDC in Wollondilly?
Both pathways are available in Wollondilly. A DA is assessed by Wollondilly Shire Council against the Wollondilly Local Environmental Plan 2011 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, large areas of bushfire-prone land are a common reason a site can’t use a CDC. Wilton is a planned growth area with its own planning framework.
Do I need a DA or CDC in Sutherland Shire?
Both pathways are available in Sutherland Shire. A DA is assessed by Sutherland Shire Council against the Sutherland Shire Local Environmental Plan 2015 and council DCP. A CDC can be issued by council or a registered certifier if your site and design meet every code standard. Locally, bushfire-prone land near bushland and the Royal National Park is a common reason a site can’t use a CDC.
Building in one of these council areas? Talk to a local town planner before you design. It’s the easiest way to avoid a redesign later.
Frequently asked questions
What is a complying development certificate?
A combined planning and construction approval for straightforward development that meets fixed standards in a NSW code. It can be issued by council or a registered certifier.
Is a CDC faster than a DA?
Usually, yes. A CDC is a checklist assessment, while a DA is assessed on its merits and can involve neighbour notification and referrals.
Can I vary a standard under a CDC?
Not currently. Section 4.31A of the Environmental Planning and Assessment Act will allow limited variations through a variation certificate once it starts.
Can I get a CDC on heritage or flood land?
Not on land with a heritage item, and not on some flood and bushfire land. A DA is needed instead.
Who issues a CDC?
Your council or a registered certifier.
Talk to PLANZONE
Not sure which pathway fits your project? We’ll check your site against the codes and tell you the fastest safe route. PLANZONE is a town planning consultancy with offices in Liverpool and the Sydney CBD, working with councils right across Greater Sydney.
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