A title search. A section 10.7 planning certificate. The 88B instrument and any covenant on the title. A survey. Architectural plans. Structural plans. Stormwater plans.
That is the whole list for a Complying Development Certificate. For a Construction Certificate we also need the development consent council issued and the conditions attached to it.
The title search tells us who owns the land and what is registered against it. It is the document that most often changes the answer, because what is registered against a title can rule out complying development on a site that meets every planning standard.
The section 10.7 planning certificate is council's statement of what applies to the land — the zone, and the constraints. Flood, bushfire, heritage and contamination all show up here, and each can decide the pathway.
The 88B instrument records easements and restrictions created when the land was subdivided. A restriction on where you may build, or an easement running through the part of the site you had in mind, is not unusual and is not negotiable.
The survey establishes where the boundaries actually are and what the levels are. Setbacks and heights are measured from real points, not from the drawing.
The architectural plans are the proposal. The structural plans show it will stand up. The stormwater plans show where the water goes — and on some sites, drainage is the constraint that decides the design.
A title search and the 88B instrument come from a title search provider, usually within a day. A section 10.7 certificate is ordered from council. A survey comes from a registered surveyor. Your designer or engineer produces the plans.
If you do not have them yet, that is not a reason to wait before talking to us. Send the address and whatever you do have, and we will tell you what to order and in what order to order it.
The assessment cannot start on an incomplete file, so a missing document does not shorten the process — it postpones it.
We list what is outstanding at the beginning rather than one item at a time as the clock runs, and every outstanding document sits in your client portal as a live list, so you and your builder can both see exactly what is holding the job up.
Send us the property address and whatever plans exist and we will tell you where you stand — the pathway, what is still needed, and what it will cost. Or call (02) 8772 4022 and we will talk it through.
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