The assessment process

What happens when the application is lodged

At the time of lodgement there are data entry and statutory record keeping requirements to be completed. The file also needs to be physically created and registered. Following this process, the application is allocated to the Development Assessment Planner or Building Inspector who will be responsible for assessing the development proposal.

Circumstances for rejection

At this stage, the responsible officer will determine whether the application may proceed or whether it should be rejected as an incomplete application. The assessing officer will then complete a site inspection, search for site history and present the application to the Development Unit for review.

What is the Development Unit

The Development Unit is a staff committee that meets up to three times per week and reviews every Development Application (DA) lodged. For each application, the panel:

• determines if there are any obvious deficencies in the information provided by the applicant or any fundamental issues with the development proposal
• determines what referrals are necessary
• provides direction in the assessment of the application

The panel members include:

• the Development and Approvals Manager
• the Team Leader - Development Assessment
• the Team Leader - Building Certification
• other staff as required, including the development engineer, water and sewer engineers and the Director, Environment and Planning

What happens next

Following review by the Development Unit, the following processes generally take place:

• a letter is sent to the applicant making a request for any additional information necessary to allow a proper assessment of the application
• the plans, the Statement of Environmental Effects and any relevant reports are referred to both internal and external experts for review and comment
• the application is advertised and/or notified as necessary

What are internal referrals

Depending on the type of proposal, it may be necessary to seek internal advice from our engineers, heritage consultant, building inspectors and environmental health officers.

What are external referrals

To meet legislative requirements, referrals may be necessary to State Government Departments and Agencies, such as the Rural Fire Service, Roads and Traffic Authority or Department of Environment, Climate Change and Water. Any one of these agencies or external referral bodies may require additional information from the applicant.

Advertising and notification

If an application requires advertising and/or notification, the neighbour notification letters and newspaper notices are prepared.

Notification letters are sent to all adjoining and adjacent landowners. If a development is advertised, a notice is placed in the local newspaper.

Further information about the consultation process can be found in the Tamworth Regional Development Control Plan 2010. 

How does Council assess a DA

For each DA, we are required to:

• assess the application against the matters specified in section 79C of the Environmental Planning and Assessment Act
• consider all the objections and comments made within the advertising and notification period
• determine the environmental impacts of the development and whether or not it is in the public interest

How is a DA determined

If all submissions have been considered and resolved, and the application complies with Council's development standards it may be approved under delegated authority by Council staff without going to a Council meeting. Otherwise applications may be referred to a Council meeting for determination.

Sometimes, the Councillors may request a site meeting so that they can come to a better understanding of the application and the relevant issues raised in the public submissions. If so, Councillors can inspect the site, meet with any objectors and give the proponent the opportunity to describe the application.

From 1 July 2009, regionally significant development will be referred to the Joint Regional Planning Panel or JRPP for determination. Regionally significant developments include:

• designated development
• development with a capital investment value (CIV) over $10 million
• the following development with a CIV over $5 million:
  • certain public and private infrastructure
  • crown development
  • development where council is the proponent or has a conflict of interest
  • ecotourism
• subdivision of land into more than 250 lots

Following determination, the applicant will receive written notice of the determination of the application. All interested parties that lodged a submission during the assessment period will also receive a letter advising them of the determination.