Development Applications

You’ll usually need to lodge a Development Application (DA) with Coolamon Shire Council for:

• New buildings

• Alterations and additions to existing buildings (including swimming pools)

• Most changes of use of an existing building or premises

• Demolition of buildings, including heritage items or buildings within a heritage conservation area

• Alterations or additions to heritage items or buildings within a heritage conservation area

• Subdivision of land

• Strata subdivision of buildings

• Advertising signage

• Earthworks, filling and clearing

When a DA may not be required

Some lower-impact projects—such as sheds, rainwater tanks, and driveways—may be eligible for the less onerous Complying Development pathway, or may even be Exempt development (no approval needed).

In NSW, the Housing Code within the State Environmental Planning Policy (Exempt and Complying Development Codes) sets out what can be assessed as Complying or Exempt development.

If you think your project could be Complying Development, please refer to Council’s Complying Development Checklist for the detailed requirements and documents needed.

Applying for Development

If your property is mapped as bush fire prone land, extra planning and building requirements apply to keep people and property safe. Bush fire prone land is identified and certified by the NSW Rural Fire Service (NSW RFS) under the Environmental Planning and Assessment Act. Maps are updated periodically.

Step 1. Check your site

• Look up your lot on the NSW RFS “Check if you’re in bush fire prone land” tool. The result is only valid on the day you search because maps are updated, so always confirm with a Section 10.7 Planning Certificate from Council.

• You can also view the statewide dataset on the NSW Spatial Collaboration Portal. portal.spatial.nsw.gov.au

Step 2. Understand what will be assessed

Development on bush fire prone land is assessed against Planning for Bush Fire Protection (PBP) 2019 (NSW RFS), which sets the performance criteria and acceptable solutions for new development (e.g. siting, Asset Protection Zones, access, water supply, landscaping) and references construction requirements under AS 3959 via Bushfire Attack Levels (BAL).

For certain proposals, you may also need a Bush Fire Safety Authority (BFSA) from the NSW RFS under section 100B of the Rural Fires Act 1997 (this is called integrated development). The NSW RFS’s 2025 guidance explains when s100B applies (e.g. special fire protection purpose developments like schools/child care/aged care, and some subdivisions) and how the BFSA works.

Step 3. What you’ll typically need to submit

Your application should address bush fire risk up-front. Depending on the proposal, Council or the NSW RFS may ask for some or all of the following:

• A Bush Fire Assessment Report that determines the BAL and demonstrates compliance with PBP 2019 (site layout, APZ, access, water, utilities, landscaping).

• Plans showing building siting, setbacks/APZ, driveways & emergency access, static water supply/hydrants, and vegetation management.

• For single dwellings/alterations, the NSW RFS Single Dwelling Application Kit is a practical checklist of what to provide with your application.

• If your proposal is integrated development, Council will refer it to the NSW RFS for a BFSA under s100B.

Complying Development & Exempt development

Some low-risk work may proceed as Complying Development (CDC) or be Exempt; however, bush fire controls limit CDC/Exempt in higher-risk areas (e.g. high BAL/Flame Zone). Always check the codes and mapping first, and confirm eligibility before you start.

Before you lodge

1. Confirm bush fire prone status (NSW RFS tool) and order a Section 10.7 Certificate from Council.

2. Engage a qualified bushfire consultant if needed to prepare a BAL and Bush Fire Assessment Report aligned to PBP 2019.

3. Talk to us early—we can help you choose the right pathway (DA, CDC, integrated development) and avoid delays.

Contact us

• Planning enquiries & pre-lodgement: eplanning@coolamon.nsw.gov.au | 02 6930 1800

• Book an appointment with the planning team: Click Here

Helpful resources

• NSW RFS Planning for Bush Fire Protection 2019. rfs.nsw.gov.au

• NSW RFS Check if you’re in bush fire prone land (mapping). rfs.nsw.gov.au

• NSW RFS Single Dwelling Application Kit. rfs.nsw.gov.au

• NSW RFS Guidance on s100B Bush Fire Safety Authorities (integrated development). rfs.nsw.gov.au

Note: This page is a guide only. Final requirements are set by legislation, PBP 2019, the NSW Codes SEPP and the conditions of any consent or BFSA.

If your land is identified as flood prone, extra planning and building controls apply to keep people and property safe. Always confirm flood-related constraints with a Section 10.7 Planning Certificate before you design or lodge an application. NSW Planning Portal

First steps

1. Check constraints
   Request a Section 10.7(2) or 10.7(2)&(5) certificate for your property to see flood-related controls that apply. NSW Planning Portal

2. Talk to us early
   We can help you choose the right approval pathway (DA or CDC) and flag what technical documents you’ll need.

What Council considers

Development on flood-affected land is assessed under the Flood Planning provisions in local environmental plans (Standard Instrument clause 5.21) and NSW flood risk guidance. Assessments focus on: flood function and behaviour, impacts on people and property, safe evacuation, and avoiding adverse or cumulative impacts.

Typical information to include with your application

A Flood Impact/Risk Assessment or hydraulic report by a suitably qualified professional, showing predicted flood levels and behaviour on the site. NSW Planning Portal

• Plans and levels demonstrating compliance with the site’s Flood Planning Level (FPL) (e.g., finished floor levels and any flood-compatible design measures), plus access/evacuation arrangements. AustLII

• Evidence that works will not worsen flood behaviour on neighbouring land (no adverse or cumulative impacts).

Need help?

• Planning enquiries & pre-lodgement: eplanning@coolamon.nsw.gov.au | 02 6930 1800

• Book an appointment with the planning team: Click Here

Related Information

Coolamon Flood Study

Development approvals are considered by Council on a monthly basis. Council is required to make public all development approvals within the Shire. Below if a list of the most recent development approvals. Previous approvals can be found on the Approvals Archive page.

January - August 2025 Development Approvals

January - December 2024 Development Approvals

Development Approvals Archive

In addition to this, the public can use the Application Tracker on the NSW Planning Portal website to look up applications made to Council and the status of those applications.

What is a Subdivision Certificate?

A Subdivision Certificate (SC) is the approval that authorises the registration of a plan of subdivision (e.g. Torrens, Strata or Community plan). Without an SC, NSW Land Registry Services (NSW LRS) will not register the plan and new titles cannot be created. When issued, the SC becomes part of the original development consent. AustLIInswlrs.com.au+1

Do I need other approvals first?

• You must have a Development Consent for the subdivision before an SC can be issued.

• If the subdivision involves civil works (roads, drainage, services, earthworks), you’ll also need a Subdivision Works Certificate (SWC) before those works start. An SWC operates like a construction certificate but for subdivision works and can be issued by Council or a registered certifier. Planning NSW+1

How to apply

Lodge your Subdivision Certificate as a Post-Consent Certificate through the NSW Planning Portal. Applicants can submit to their chosen certifier and track progress online.

Process

1) Lodgement

You can lodge an SC application any time after lodging your DA, but we recommend lodging after the DA is determined so your survey plan aligns with the consent. Submit via the Planning Portal with the required documents (see checklist)

2) Assessment

Council (or your appointed certifier) checks the application against conditions of consent and refers it internally (e.g. engineering) as needed. We’ll contact you if further information is required.

3) Before issue

Make sure all “Prior to release of the Subdivision Certificate” conditions have been satisfied—this commonly includes:

• Evidence of completed works and compliance certificates

• As-built / works-as-executed plans and any service approvals

• Required development contributions paid (s7.11/s7.12), where applicable

• Any required agreements, easements and 88B instruments drafted and ready
  Provide a Statement of Compliance setting out how each relevant condition has been met.

4) Determination & issue

If approved, the certifier signs the administration sheets/survey plan for release to the applicant or surveyor.

5) Registration of the plan

Your surveyor/solicitor lodges the signed plan with NSW Land Registry Services (usually via NSW LRS Connect). Registration creates the new titles. NSW LRS will notify you on completion and Council will update its records.

What to include with your SC application (typical)

• Final survey plan and administration sheets

• Draft Section 88B instrument for easements/covenants (if required)

• Evidence all consent conditions “prior to SC” are satisfied (Statement of Compliance)

• Compliance certificates and approvals (e.g. water, sewer, roads/drainage)

• Works-as-executed plans and certification for completed subdivision works (if applicable)

• Receipts for any required s7.11/s7.12 contributions or bonding agreements

• Any other items listed in Council’s Subdivision Certificate Checklist.

Tip: Lodging a complete package avoids delays and re-requests.

Forms & guides

• Subdivision Certificate – Application (Planning Portal)

• Subdivision Certificate Guide

• Subdivision Certificate Checklists

• Subdivision Works Certificate

Need help?

• Planning enquiries & pre-lodgement: eplanning@coolamon.nsw.gov.au | 02 6930 1800

• Book an appointment with the planning team: Click Here

Note: This page is a guide only. Requirements are set by the EP&A Act/Regulation, the conditions of consent, and NSW LRS plan-lodgement rules.

Applications/Proposals currently on public exhibition can be found on the NSW Planning Portal website. These have been notified and/or advertised in accordance with Council's policies.

Proposed developments that are advertised are also displayed for public viewing at the Council Chambers located at 55 Cowabbie Street, Coolamon.

If you would like to make a submission on a development proposal that has been advertised, you may do so using the Planning Portal or alternatively lodge a submission in writing, within the exhibition period.

Please note: if there are no items listed on the Planning Portal, there are no current applications on Exhibition.