Building Development Guide
The Broken Hill City Council is the regulatory body in relation to building and development works within the Local Government Area. Building and development applications are a combined application called a Development Application. Building works, such as the erection of a new building, extensions to an existing building, alterations to an existing building, demolition etc. and developments such as the subdivision of land, change of use of a building, erection of advertising signage, use of land for industrial, commercial, multi-unit residential, home occupation, consulting rooms etc. will typically require Council's development consent.
In some instances, certain types of development and building works will not require the submission of a Development Application. State Environmental Planning Policy (Exempt & Complying Development Codes) 2008, lists the types of developments which may be exempted or complying.
Exempt Development is development which has been identified as not requiring the lodgement of an application with Council. Such developments may include minor building works, such as garden sheds, pergolas, decking etc. These developments are limited in size and are the subject of conditions. Before erecting such structures, enquiries should be made to Council's Sustainability Group to determine whether the lodgement of a Development Application will be necessary.
Complying Development does not require formal development consent, but rather can be undertaken after obtaining a Complying Development Certificate (CDC) from Council or through an Accredited Private Certifier. These developments are generally minor in nature and may include developments such as single storey dwellings, garages, swimming pools etc. To determine whether works are eligible to be lodged as a Complying Development, please refer to the State Environmental Planning Policy (Exempt & Complying Development Codes) 2008, or contact Council's Sustainability Group.
How do I submit an application? Application forms are available from Council's Sustainability Group. Details to be supplied on the application form will include; the name and address of the applicant, a description of the development to be carried out, the address and formal particulars of title of the land on which the development is to be carried out, the estimated cost of the development etc. The application form must also be accompanied by the appropriate documents. These typically include, but are not limited to; a site plan indicating the location, boundary dimensions, site area and north point of the land, the location and uses of existing buildings on the land, the location of the proposed buildings or works, a Statement of Environmental Effects (SEE) detailing impacts of the development etc. For full details of what will be required to accompany a Development Application please contact Council's Sustainability Group.
Construction Certificates: Before building work can commence, it is necessary to obtain a Construction Certificate from either the Council or an Accredited Certifier. If you wish, you may provide fully detailed plans and specifications with your Development Application and request that a Construction Certificate be issued concurrently with the Development Application. However, if you do not wish to submit detailed specifications at the time of lodgement of the Development Application, development consent can be obtained first, and the Construction Certificate can be applied for at a later date, before any building work commences. A Construction Certificate is not required for any building works classified as exempt or complying development.
Building Inspections: Building inspections are required at critical stages of construction to ensure acceptable standards of building work. The conditions of the Development Consent or Complying Development Certificate will specify at what stages of construction these inspections are required. Where Council is engaged as the Principal Certifying Authority, Council Officers must be booked in to carry out these inspections.
Council decisions on development applications: Local Government councils are now required to record and display to the public a record of all Divisions (the votes for and against by councillors on a matter ) for any planning decisions at a Council meeting. This information can be downloaded see link below.
Application for an occupation certificate (Final Inspection)