For an ACT development, it is best to involve these professionals early, before you submit your Development Application (DA):

• Town planner: At the beginning, to check what you can build and what planning rules apply.
• Surveyor: Early on, to check your block’s boundaries, levels and site conditions. You will also need one for subdivision or unit titling.
• Building designer/architect: Once the basic planning and site requirements are known, to design the development.

For dual occupancy or other multi-unit residential developments, getting these professionals involved early can help identify problems before you spend too much on detailed plans.

Before your residential development application can be assessed, you need to provide the required documents. Depending on your project, these may include:

• your completed application;
• site and building plans;
• drawings and specifications;
• technical reports (if needed); and
• any other documents listed in the relevant schedule of the Guideline.

The documents you need depend on the type of development you are proposing.

Reference: Planning (Minimum Development Application Documentation) Guideline 2026 (No 1), (NI2026–13) – Planning (Minimum Development Application Documentation) Guideline 2026 (No 1) | PDF

The specialist reports needed to support a Development Application depend on the type of development, its size, where it is located, and the possible impacts it may have. Not every Development Application will need all reports; only those relevant to the proposed development are required.

Specialist reports that may be required include:

• Access and Mobility Report — required for developments that include adaptable or accessible housing. It confirms that the design meets accessibility requirements.
• Transport Impact Assessment (TIA) — assesses how a development may affect traffic, parking, access, pedestrians, cyclists, and the surrounding transport network.
• Tree Survey — required when a development may affect protected, registered, or regulated trees. It identifies tree species, size, condition, and potential impacts from the development.
• Contamination Assessment — required where land may be contaminated. It assesses whether the site is suitable for the proposed use and identifies any risks that need to be managed.
• Heritage Statement or Cultural Heritage Assessment — required where a development may affect heritage places, objects, or Aboriginal cultural heritage.
• Bushfire Hazard Assessment and Management Plan — required for some developments in bushfire-prone areas to identify bushfire risks and proposed safety measures.
• Noise Report — assesses potential noise impacts and recommends ways to reduce or manage noise impacts.
• Environmental Impact Statement (EIS) — required for developments that may have significant environmental impacts.
• Environmental Significance Opinion documentation — required where an assessment of environmental significance is needed.
• Social, Cultural and Economic Impact Assessment — required for certain proposals, such as some Crown lease changes.
• Valuation Report — required for certain Crown lease variations where section 328 of the Planning Act 2023 applies. It assesses the value implications of the proposed lease variation.
• Waterway Works Plan — required where development involves waterway works requiring approval under the Water Resources Act 2007.

The full requirements and when each report is needed are outlined in the Planning (Minimum Development Application Documentation) Guideline 2026 (No 1), Notifiable Instrument NI2026–13.

Reference: Planning (Minimum Development Application Documentation) Guideline 2026 (No 1), (NI2026–13) – Planning (Minimum Development Application Documentation) Guideline 2026 (No 1) | PDF

A Development Application (DA) may be delayed if the planning authority needs more information or clarification from the applicant. Delays can also happen if the applicant changes the application after it has been submitted, as this may require the assessment to restart. Other factors that can slow the process include an incomplete or poor-quality application, a complex development proposal that needs more detailed assessment, and high community interest or public submissions that must be reviewed before a decision is made.

Refrence: Act Government – Development Application Assessment Process factsheet

After a Development Application (DA) is approved, the applicant must comply with the conditions of the development approval and carry out the development in accordance with the approved plans and documents. Any required pre-construction requirements, approvals or certifications must be completed before the development can proceed.

Reference: Act Government – Complying with your development approval – Complying with your development approval – City and Environment Directorate – Planning

The Planning (Residential Zones) Technical Specifications 2026 (NI2026-303) commenced on 1 July 2026 and, by clause 4 of the instrument, revoked the Planning (Residential Zones) Technical Specifications 2025 (No 2) (NI2025-493). Any development application lodged from 1 July 2026 is assessed against the 2026 specifications.

Reference: Changes to the Technical Specification