Pre-Development Applications

GUIDE TO PRE DA MEETINGS

j0399515Liverpool City Council's Pre DA meetings provide future applicants who have already prepared concept development plans with the opportunity to discuss the details of their proposal. The purpose of these meetings is to identify any issues or concerns with the proposal that should be addressed prior to the application being lodged.

Although Pre DA meetings are not mandatory, consultation with Council officers early in the process is beneficial as it often identifies issues and concerns and assists in the preparation of the development application.

Objectives of Pre DA meetings


Liverpool City Council has identified the following objectives for Pre DA meetings:

  • To provide timely advice and avoid delays to development applications;
  • To promote and maintain effective communication between Council and future applicants by providing open, accessible and honest communication with relevant stakeholders;
  • To increase the efficiency and effectiveness of the development application process by providing accurate advice upfront; and
  • To ensure future applicants have the necessary information to proceed forward with a development proposal.

The role of Council's Pre DA meeting

The Pre DA meeting is led by a professional Senior Development Planner from Council's Development Assessment department.

Depending on the details of the proposed development, other technical officers from other Council departments will also attend the meeting to provide specific comments from their areas of expertise. These officers might include building surveyors, environmental and health officers, hydraulic and traffic engineers, heritage advisors or social planning officers.

The Pre DA meeting is only for a preliminary review of the concept development and is for discussion and clarification purposes only. The Pre DA meeting is not intended to preempt a final decision in relation to a development application and it should not be assumed that Council will support the proposal as a full assessment in accordance with the Environmental Planning and Assessment (EP&A) Act, 1979 and determination can only be made following lodgement of the application.

It is important to note that other issues not identified at the Pre DA meeting may still emerge during the consideration of the application once it has been lodged.

How to determine if a Pre DA is required?

Liverpool City Council strongly encourages a Pre DA meeting for the following types of developments:

  • Residential development but only for multi-unit developments, residential flat buildings, mixed use developments with both residential and commercial and large scale subdivisions;
  • Commercial development (other than: minor additions/alterations or change of use applications);
  • Industrial development (other than minor additions/alterations or change of use applications);
  • Other development where significant site constraints exist (discuss with Council's Duty Planner first).

Before applying, the applicant should first contact the Duty Planner to discuss the proposal and to confirm if a Pre DA meeting is necessary. The Duty Planner can assist and provide general technical advice on any planning matter. If the proposal does not constitute a Pre DA meeting, the applicant can apply for Written Planning Advice.

The Duty Planner can be contacted through the Customer Service Centre on 1300 36 2170 between Monday to Friday, 8.30am and 2pm.

What is the cost of having a Pre DA meeting?

Council has recently started charging a fee for pre-DA meetings as follows:

  • $760 for the first Pre DA meeting held in relation to a property.
  • $760 for the second subsequent Pre DA meeting held in relation to a property.
  • $1,500 for a Pre DA meeting held in relation to any development that has a capital investment value (CIV) over $1.5 million.
  • $1,500 for a Pre DA meeting with the Design Excellence Panel (DEP).

When is a Pre DA meeting held?

Pre DA meetings are held each Wednesday afternoon by appointment only at Council's Administration Building located at 33 Moore Street, Liverpool.

How to apply for a Pre-DA meeting

The following steps will assist you in booking a Pre-DA meeting with Council:

  1. Complete the pre-DA Meeting Request Form
  2. Submit the pre-DA Meeting Request Form and the essential conceptual and supporting documentation (see below) via email to preda@liverpool.nsw.gov.au
    *Note: when submitting files electronically, the size of each of these files is limited to a maximum of 1.5MB, with a total of 10MB per email.
  3. A Council officer from the Development Assessment department will contact you to arrange payment of the fee over the telephone via credit card only.
  4. The Council officer will schedule a meeting time and date. An email will be sent to you providing confirmation of the meeting time and date.
    *Note: a limited number of meeting times are available each Wednesday afternoon. Council cannot guarantee that your proposal will be discussed in the week following your request;   however every attempt will be made for this to occur as soon as the application, conceptual documentation and fee has been provided to Council.

Essential documentation to be submitted to Council

It is essential that the following documentation (as a minimum) be submitted to Council with the Pre DA meeting request form:

  • Survey Plan (depicting existing buildings, levels, easements etc.)
  • Concept Site Plan and Site Analysis Plans depicting the building footprint, car parking, vehicle access arrangements, landscaping and all key features of the site and the proposal.
  • Typical elevations.
  • Shadow diagrams.
  • Conceptual floor plans.
  • Brief written description of the proposal; and a statement identifying any areas of non-compliance with the relevant planning instruments and codes.
  • Any other useful information to assist Council officers in providing detailed advice.

Note: All plans should be drawn to a scale of 1:100 or 1:200 and include dimensions.

What happens after the Pre DA meeting?

  • The Planning officer will issue a written summary of the advice, comments and issues discussed at the meeting.
  • The applicant is required to consider and address all issues raised at the meeting and ensure that all essential submission documentation is included with the application at the time of lodgement.