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Residential Flat Building (RFB / Apartments)
Class 2 apartment building, 3+ storeys or 4+ dwellings on a single lot.
A$10,000,000–100,000,000 build cost26–78 weeks DA timeline
Typical pathway by state
NSW: DA under Housing SEPP (was SEPP 65) — mandatory Apartment Design Guide (ADG) compliance
VIC: Planning Permit under Cl 58 (Apartment Developments)
QLD: Impact-assessable MCU + ROL — frequently referred to State Assessment Manager
WA: DA — typically JDAP determination if > A$10M
Required documents
- ✓Full architectural set (Class 2 detail)
- ✓ADG compliance table (NSW)
- ✓Cl 58 ResCode statement (VIC)
- ✓Statement of Environmental Effects + design statement
- ✓Shadow diagrams (June 21, 9am/12pm/3pm)
- ✓View loss analysis (Tenacity test)
- ✓Acoustic Report
- ✓Traffic Impact Assessment
- ✓Section J / NCC energy compliance
- ✓Fire Engineering Report (if Performance Solution)
- ✓Accessibility Report (AS 1428.1)
- ✓Waste Management Plan (consultant-level)
- ✓BASIX (NSW) — per dwelling
Optional / triggered docs
- •EIS (if SSD/EES trigger)
- •Heritage IS (if listed)
- •Wind Engineering (tall buildings)
Typical consultants
Key compliance checks
- ▸ADG objectives 1-4 (NSW): siting, visual privacy, solar access, ventilation
- ▸Apartment mix (1 / 2 / 3 bed ratios)
- ▸Solar access ≥ 2 hours to ≥70% of apartments at June solstice
- ▸Cross-ventilation to ≥60% of apartments
- ▸Communal open space ≥ 25% of site (NSW ADG)
- ▸Deep soil ≥ 7% of site
- ▸Storage per apartment (10m³ NSW minimum)
- ▸Apartment minimum sizes (50m² studio, 50m² 1B, 70m² 2B, 90m² 3B in NSW)
- ▸Vehicle access via crossover + waste collection truck path
Notes
RFBs are the most regulated residential typology. NSW ADG is the most prescriptive design framework in AU. The State Design Review Panel (or LGA equivalent) often pre-reviews. Class 2 buildings under NSW DBPA 2020 require Registered Design Practitioner declarations.
Recommended pack for this project type
Complete DA Pack A$799