Once you have determined the zoning of the property you want to develop from a Planning Certificate or the NSW Planning Portal, review Council’s planning controls under the Hilltops Local Environmental Plan 2022, Development Control Plans and Contribution Plans.

Click here for find our planning controls.

Ask Council’s Duty Planner about planning controls, plans and policies for your development if in doubt. We also recommend that you talk to your neighbours about your development and consider their concerns in planning your development.

Duty Planner

Between the hours of 9am and 12 noon on Tuesday, Wednesday and Thursday Council has a duty planner available by appointment to answer questions you may have about the NSW planning system, about your development proposal and/or land. The advice provided is general in nature and provided in good faith free of charge for guidance only.

Council can only provide basic development advice about the information required to be submitted with an application, Council’s planning controls as well as exempt development requirements. We cannot provide on the spot assessment advice nor write documents, draw plans or provide legal advice.

Click here to book a duty planner appointment online.

Prelodgement (PreDA) Meeting

For complex developments such as multi-dwelling developments, subdivisions, traffic generating or integrated developments, an appointment for a pre-lodgement meeting is recommended. When making a booking for a prelodgement meeting you must provide property details and a summary of the proposal to allow Council to come to the meeting researched in order to provide accurate and concise information. It is requested that the following be prepared prior to the meeting:

• Sketch plans;
• A knowledge of the planning controls contained in the Hilltops Local Environmental Plan 2022 and Development Control Plan;
• Questions that require answering.

A pre-lodgement meeting can assist in highlighting and working through key issues with the development but will not take the place of a full planning assessment and no guarantees of consent being granting can be given or expected. Council cannot provide on the spot assessment advice nor write documents, draw plans or provide legal advice as part of this service.

A pre-lodgement meeting will provide:

• Information about what reports, plans, drawings and information will need to be provided at lodgement;
• An appreciation of the issues that are likely to cause delays;
• Knowledge of the relevant controls, policies and development standards that may apply to the proposal;
• An opportunity to meet with planning and other technical staff as relevant to the development.
• Written confirmation of the issues raised and outcomes of the meeting.

Click here to book a prelodgment meeting online.

Prepare Plans

Council’s DA Guide provides an overview of the details that must be shown on the plans for your development. Submission of clear and accurate plans will allow Council to fully understand your development and complete an assessment in a timely manner. Applications submitted with unclear or illegible plans cannot be accepted by Council and will be returned to the applicant.

Development Application Guide

PDF – Click to download

Prepare a Statement of Envrionmental Effects

A Statement of Environmental Effects (SEE) is a written report outlining the likely impacts of the development, and the proposed measures to mitigate these impacts. A SEE is required for all developments.

A SEE details:

• The site location and analysis; including how the proposed design has responded to the site analysis,
• How the application will comply with Council’s development controls and respond to the local character, context and setting,
• The steps that need to be taken to protect your neighbours (from being overlooked or having their views interrupted for example),
• Potential environmental impacts of the development and how these were identified,
• The steps that need to be taken to protect the environment or reduce the expected impacts of the proposed development, and
• Any other written information that cannot be readily shown on a plan or drawing.

For minor developments that are likely to have a negligible effect, internal alterations and some minor residential building work only a brief statement is required. Template SEE’s for small scale development, such as single dwellings, sheds, pools, signs, etc., as well as a comprehensive guide to preparing a SEE, can be found below to assist you in preparing adequate documentation for a Development Application.

Guide to SEE

PDF – Click to download

SEE- Rural Dwelling

PDF – Click to download

SEE- Urban Dwelling

PDF – Click to download

SEE- Village Dwelling

PDF – Click to download

SEE- Building and Sheds

PDF – Click to download

SEE- Commerical/ Industrial

PDF – Click to download

SEE- Advertising Signage

PDF – Click to download

The Environmental Planning and Assessment Regulation 2021  specifies that the application fee for a Development Application is to be calculated on a genuine estimated cost of development. Hilltops Council (HTC) bases its fees for a Development Application (DA), Complying Development Certificate (CDC), and a Construction Certificate (CC), contributions and levies on the cost of works for a development.

To view the Hilltops Council Guide to Estimating Cost of Works please download the below document.

Guide to Estimating Cost of Works

PDF – Click to download

 Lodge the Development Application and pay the fees

Click here for detailed information on how to lodge your applications with Council.