119+ planning terms

AU Planning Glossary

Every acronym, instrument, classification, and process you'll meet in an Australian DA.

Planning Instruments

Local Environmental Plan(LEP): NSW statutory planning instrument made by a Council under EP&A Act 1979. Sets zones, height limits, FSR, and key development controls.
Development Control Plan(DCP): Non-statutory Council guidance under EP&A Act that supplements the LEP — setbacks, character, landscaping, materials.
State Environmental Planning Policy(SEPP): NSW state-level statutory policy. Overrides local instruments where relevant. Key SEPPs: Housing, Codes, Resilience and Hazards, Transport.
Standard Instrument LEP: Template under EP&A Reg 2000 — most NSW LEPs follow this standardised structure. Easier to compare LEPs across Councils.
Apartment Design Guide(ADG): Mandatory NSW design standard for Class 2 buildings under Housing SEPP (formerly SEPP 65). Covers solar, ventilation, communal open space, apartment mix.
Planning Scheme: Victorian Council-level statutory instrument under the Planning and Environment Act 1987. Adopts state-wide VPPs + local provisions.
Victoria Planning Provisions(VPP): Statewide common content adopted into every VIC Planning Scheme — zones, overlays, particular provisions (Cl 51-58).
ResCode: VIC residential design framework under Cl 54 (one dwelling on a lot), Cl 55 (2+ dwellings), Cl 56 (residential subdivision), Cl 58 (apartments).
Queensland Development Code(QDC): QLD state-level building + plumbing standards. Mandatory parts apply to all building work.
Planning and Design Code: SA's single statewide Code (operative since March 2021) — replaces 68 individual Council Development Plans.
R-Codes(Residential Design Codes): WA State Planning Policy 7.3 — controls all residential development. R-Code (R10-R100) sets density.
Territory Plan: Single ACT-wide statutory plan under Planning Act 2023 — zones + codes + precinct plans.
Tasmanian Planning Scheme: Statewide scheme being phased in — combines State Planning Provisions (SPPs) + Local Provisions Schedules (LPSs).
NT Planning Scheme 2020: Single NT-wide statutory scheme — replaces previous patchwork. Zones include SD, MD, CB, SC, LI, GI, R, SUZ.
National Construction Code(NCC): Volumes One (Class 2-9), Two (Class 1+10), Three (Plumbing). Sets minimum technical requirements for all buildings in AU. 3-year edition cycle (2016, 2019, 2022, 2025).

Processes

Development Application(DA): Application to Council for consent to carry out development. Assessed under EP&A Act s4.15 (NSW) or state equivalent.
Complying Development Certificate(CDC): NSW fast-track certificate for development that meets all Codes deemed-to-comply criteria. Issued by Council or Registered Certifier within 20 working days.
State Significant Development(SSD): NSW: declared by Minister; assessed by Department of Planning, Housing and Infrastructure (DPHI). Above local council determination.
Material Change of Use(MCU): QLD pathway under Planning Act 2016 — most non-trivial DAs in QLD trigger MCU assessment.
Reconfiguring a Lot(ROL): QLD subdivision pathway under Planning Act 2016.
VicSmart: VIC 10-day fast-track approval for low-impact proposals matching VicSmart application requirements.
Joint Development Assessment Panel(JDAP): WA panel that determines DAs of regional significance (typically > A$10M).
Construction Certificate(CC): NSW stage that follows DA approval — certifies the construction documents meet the NCC + Conditions of Consent.
Occupation Certificate(OC): Issued at end of construction — certifies the building is fit for occupation. Final inspection + checks.
Section 4.55 Modification: NSW EP&A Act provision to modify an approved DA. Three tiers: 4.55(1) (minor), 4.55(1A) (medium), 4.55(2) (substantial).
Pre-DA Meeting: Optional meeting with Council staff before lodging a DA — flags issues early, often saves rework.
Request for Information(RFI): Council request during DA assessment for additional information or clarification. Stops the assessment clock.
Conditions of Consent: Council-imposed conditions attached to a DA approval — must be complied with before, during, or after construction.
Public Notification: Statutory advertising of a DA — typically letter to neighbours + sign on site + Council web listing. Submission period 14-28 days.
Critical Stage Inspection(CSI): NSW mandatory inspections during construction (footings, frame, wet areas, before occupation).
Statement of Environmental Effects(SEE): NSW DA narrative — describes proposal + assesses against EP&A Act s4.15 matters + statutory provisions.
Clause 4.6 Variation: NSW LEP provision allowing variation of a development standard — must demonstrate it's 'unreasonable and unnecessary' to enforce + has 'sufficient environmental planning grounds'.
Land and Environment Court(L&E Court): NSW specialist court for planning, environmental, and land disputes. Hears appeals of refused DAs + objections.
Victorian Civil and Administrative Tribunal(VCAT): VIC tribunal that hears planning appeals (refused permits, conditions disputes).
State Administrative Tribunal(SAT): WA tribunal hearing planning + building appeals.
Planning and Environment Court: QLD specialist court for planning + environmental disputes.

Building Classifications

Building Code Class 1a: Single dwelling — detached house. Most common residential class.
Building Code Class 1b: Boarding house, guest house, hostel, or any other building with no more than 12 boarders, with floor area less than 300m².
Building Code Class 2: Apartment building (each apartment is a sole-occupancy unit / SOU). Most apartments. Requires registered Design Practitioner declaration under NSW DBPA 2020.
Building Code Class 3: Residential occupancy other than Class 1 or 2 — boarding houses, hostels, motels, backpackers.
Building Code Class 4: Single dwelling within a Class 5-9 building (e.g. caretaker's apartment in commercial).
Building Code Class 5: Office building used for professional/commercial purposes.
Building Code Class 6: Shop or other premises for sale of goods + services to the public — retail.
Building Code Class 7: Storage / wholesale (7a) or carparking (7b).
Building Code Class 8: Factory / laboratory / production / handling of goods.
Building Code Class 9a: Healthcare — hospital, day surgery, clinic.
Building Code Class 9b: Assembly — theatre, restaurant, school, public hall, place of worship.
Building Code Class 9c: Aged care — residential care facility.
Building Code Class 10: Non-habitable structure — sheds, fences, swimming pools, retaining walls.

Compliance + Standards

Performance Solution: NCC alternative to Deemed-to-Satisfy provisions. Demonstrates compliance via Performance Requirements through engineering analysis.
Deemed-to-Satisfy(DtS): NCC prescriptive provisions — comply with these specific requirements and you're deemed to satisfy the Performance Requirement.
BAL (Bushfire Attack Level)(BAL): AS 3959 classification of bushfire attack risk: LOW, 12.5, 19, 29, 40, or FZ (Flame Zone). Drives construction requirements.
AS 3959: Construction of Buildings in Bushfire-Prone Areas. National standard for BAL assessment + construction.
AS 2870: Residential Slabs and Footings. Defines site classification (A/S/M/H1/H2/E/P) + footing design.
AS 1684: Residential Timber-Framed Construction. National standard for timber framing design.
AS 4970: Tree Protection on Development Sites. Defines Tree Protection Zone (TPZ) + Structural Root Zone (SRZ).
AS 1428.1: Design for Access and Mobility — General Requirements. Accessibility provisions.
AS 4299: Adaptable Housing. Design standard for housing that can be adapted to disability needs.
AS 1170: Structural Design Actions — Permanent, imposed, wind, earthquake loads.
AS/NZS 2107: Acoustics — Recommended Design Sound Levels and Reverberation Times for Building Interiors.
BASIX: Building Sustainability Index — NSW certificate covering water, energy, thermal performance for new residential development.
NatHERS: Nationwide House Energy Rating Scheme — thermal performance star rating (out of 10) for residential dwellings.
Section J (NCC): NCC Volume One Section J — Energy Efficiency for commercial buildings (Class 2-9).
JV3: NCC verification method for Section J — alternative to deemed-to-satisfy via NABERS or other performance pathway.
Floor Space Ratio(FSR): Ratio of total floor area to site area. Limits building bulk.
Gross Floor Area(GFA): Total floor area of a building, typically excluding car parking + voids.
Site Coverage: Percentage of site occupied by buildings (excluding eaves, sometimes excluding decks).
Deep Soil Zone: Permeable, non-paved area with no built structure or basement underneath — for tree planting + stormwater.
Tree Protection Zone(TPZ): Per AS 4970 — calculated radial distance from tree trunk based on DBH × 12 (typically). No construction within without arborist sign-off.
Structural Root Zone(SRZ): Per AS 4970 — minimum protection zone for tree stability. No excavation within.

Consultant Types

Building Surveyor: Licensed professional (VBA in VIC, NSW BPB registered, QLD BSA) who issues Construction Certificates + Occupation Certificates + inspects critical stages.
Registered Certifier: NSW Building Professionals Board (BPB) registered — handles both Council and private certification work.
Registered Architect: Architect registered under state Architects Act — required for NSW RFB declarations under SEPP 65 / Housing SEPP.
Registered Building Designer: VIC RBD — registered under VBA. Equivalent to architect for verification of Cl 58 (apartment) provisions.
Chartered Professional Engineer(CPEng): Engineers Australia chartered status. Required for many engineering sign-offs.
Registered Professional Engineer of Queensland(RPEQ): QLD-specific engineer registration. Mandatory for engineering documents in QLD.
National Engineering Register(NER): Engineers Australia cross-state mutual-recognition registration.
Accredited Bushfire Practitioner: FPAA BPAD-accredited consultant — Level 1, 2, or 3. Required for BAL assessments + bushfire planning.
Accredited NatHERS Assessor: Trained assessor accredited via HERA, ABSA, or BDAV. Required for NatHERS energy rating certificates.
BASIX Assessor: Accredited via NSW Planning Portal — produces BASIX certificates.
Consulting Arborist: AQF Level 5 (Diploma of Arboriculture) qualified. Required for AS 4970 reports.

Site

Lot / DP: Lot number and Deposited Plan reference identifying a NSW property (e.g. Lot 5 DP 123456).
Australian Height Datum(AHD): National vertical datum — approximately mean sea level. All site levels referenced to AHD via Reduced Level (RL) measurements.
Reduced Level(RL): Elevation expressed in metres above AHD (e.g. RL 24.5 = 24.5m above AHD).
Boundary survey: Survey work to define legal lot boundaries — Registered Surveyor required for cadastral purposes.
Detail survey: Comprehensive survey including levels, services, trees, structures — for DA submission.
Section 88B Instrument: NSW Conveyancing Act 1919 instrument that creates easements + restrictions on title at subdivision.
Easement: Right over land for the benefit of another (e.g. right of way, drainage easement, services easement).
Right of Carriageway: Easement granting right of access — common for battle-axe blocks.
Battle-axe lot: Lot with limited road frontage accessed via a 'handle' — long narrow access to a wider rear lot.
Mean High Water Mark(MHWM): Tidal limit — Crown Lands consent required for any structure below MHWM.
Title search: Search of Land Titles Registry to confirm ownership, easements, and restrictions on a property.
Diameter at Breast Height(DBH): Tree trunk diameter measured 1.4m above ground level.
Safe Useful Life Expectancy(SULE): Arborist's assessment of tree's remaining useful safe life: 1 (short), 2 (medium), 3 (long), 4 (very long). Drives retention decisions.

Subdivision

Torrens Title: Government-guaranteed title registration system. Each Torrens lot is a separate freehold title.
Strata Title: Title system for multi-occupancy buildings. Each owner holds their lot + shares common property via Owners Corporation / Body Corporate.
Community Title: Hybrid system common in NSW + WA — lot owners share community property (roads, common areas) but hold individual freehold lots.
Plan of Subdivision: VIC plan registered under Subdivision Act 1988 — creates new lots.
Strata Plan: NSW plan registered under Strata Schemes Development Act 2015.
Building Format Plan(BFP): QLD strata-equivalent plan under Land Title Act 1994.
Owners Corporation: NSW + VIC governing body of a strata scheme. Made up of all lot owners. Manages common property + budget.
Body Corporate: QLD equivalent of Owners Corporation.

Lottery (HomeOwner Club draw)

Trade-Promotion Lottery: AU lottery type where entries are free (granted as benefit of subscription/engagement) — regulated under state Liquor & Gaming acts.
Permit Number: Each draw requires a permit issued by state Liquor & Gaming regulator — must be published before draw open.
Free Entry Route: Statutory requirement under trade-promotion lottery rules — non-purchasers must have a way to enter without payment (typically postal entry).
RNG Seed Publication: Trade-promotion lottery best practice — publish the random number generator seed before draw closes so winner selection is verifiable.
Adverse Publicity Notice: Mandatory publication of draw results + winner contact attempts under permit conditions.

General

Zoning: Land use classification by Council — determines what uses are permitted, prohibited, or merit-assessed on a lot.
Overlay: Additional planning control on top of zoning — heritage, bushfire, flood, environmental, etc.
Highest and Best Use: Most profitable lawful use of a site — drives feasibility analysis.
Existing Use Rights: Lawful right to continue an established use even if currently prohibited under planning instruments — limited by intensification rules.
Spot Rezoning: Rezoning of a single lot or small area — usually requires planning proposal under EP&A Act.
Planning Proposal: NSW process to amend an LEP — typically initiated by landowner or Council.
Section 7.11 Contributions: NSW Council monetary contribution levied on development to fund infrastructure (formerly Section 94).
Section 7.12 Contributions: NSW levy-based contributions on development cost rather than fixed-rate.
Voluntary Planning Agreement(VPA): Agreement between developer + Council to provide public benefit (often in lieu of contributions or to secure additional FSR).
EPBC Act 1999: Federal Environment Protection and Biodiversity Conservation Act. Triggers if proposal impacts Matters of National Environmental Significance (MNES).
Native Title: Aboriginal common-law right to land — Native Title Act 1993 (Cth) governs claims + extinguishment.
Aboriginal Heritage: Cultural heritage protection — AHIMS (NSW), Aboriginal Heritage Act (VIC, WA), state equivalents elsewhere.