If you're considering developing a property in Brisbane, one of the first questions you're likely to ask is: how much does a development application cost?
Unfortunately, there isn't a single fee that applies to every development application.
The cost of obtaining development approval can include Brisbane City Council application fees, town planning fees, plans and specialist consultant reports, as well as State Government referral fees in some cases.
A relatively straightforward application may require only a small consultant team. A larger or more complicated development can require input from several different specialists before the application is ready to lodge.
The best way to establish a realistic budget is to first understand exactly what approval is required and what information will be needed to support it.
How Much Are Brisbane City Council Development Application Fees?
Brisbane City Council charges an application fee when a development application is lodged.
The amount depends on the type and scale of development being proposed.
There isn't one standard "DA fee". Different fees apply to different types of applications, and the fee may also change depending on the size or characteristics of the development.
Council fees are also reviewed periodically.
For this reason, it's important to check the current Brisbane City Council development assessment fee schedule rather than relying on a figure from an old approval, website or previous project.
What Costs Are Involved in a Development Application?
Council's application fee is only one part of the overall cost.
Depending on the project, the costs involved in preparing a development application can include:
Council application fees;
town planning fees;
land surveying;
architectural or building design;
civil engineering;
traffic engineering;
landscape architecture;
ecological assessments;
acoustic reports;
bushfire assessments;
flood or hydraulic investigations; and
State Government referral fees.
Not every development will need all of these.
A straightforward application might require only a planner and suitable plans. A more constrained site or complicated development may require several specialist reports.
This is why understanding the property before assembling the consultant team is so important.
How Much Does a Town Planner Cost for a Development Application?
Town planning fees depend on the complexity of the application and the amount of work required.
A preliminary planning assessment is generally a much smaller scope of work than preparing and managing a complete development application.
For a development application, the planner's work may include:
reviewing the property and proposal;
identifying the applicable planning requirements;
advising the designer during preparation of the plans;
preparing a planning assessment report;
completing application documentation;
coordinating supporting consultants;
lodging the application;
communicating with Council; and
assisting with responses to issues raised during the assessment.
When comparing planning quotes, it is worth looking at what is actually included in the scope, rather than comparing the headline fee alone.
A lower initial fee may not include work required later in the assessment process.
Why Do Some Development Applications Cost More Than Others?
Two developments that appear similar can have very different application costs.
The characteristics of the property can make a significant difference.
For example, a site affected by flooding may require hydraulic advice. A biodiversity constraint may require an ecological assessment. A development with complicated vehicle access might need traffic engineering.
The type of assessment can also affect the amount of work required.
A relatively straightforward code assessable application will generally involve a different level of planning work from a complex impact assessable development requiring public notification.
The more issues that need to be investigated and addressed, the greater the likely cost of preparing the application.
Are There State Government Referral Fees?
Sometimes.
Certain development applications must be referred to a State Government referral agency for assessment.
Whether a referral is required depends on the location and nature of the development and the State interests affecting the property.
A referral may result in an additional application fee and may also require further plans or specialist reporting.
Potential referral requirements should therefore be checked early when estimating the overall cost of a development application.
Do I Need to Pay for All the Consultants Before Lodgement?
Usually, much of the information required to make the application needs to be prepared before it is lodged.
However, the consultant team should be appropriate to the particular project.
Commissioning every conceivable specialist report "just in case" can unnecessarily increase the cost of an application.
On the other hand, lodging an application without information that is clearly going to be required can lead to delays and additional work later.
A well-planned application aims to find the balance: prepare what is reasonably required to support the proposal without spending money on unnecessary reports.
Can Council Ask for More Information After I Lodge?
Yes.
During its assessment, Council may issue an Information Request seeking clarification or additional information about the proposal.
Depending on what is requested, responding may involve further work by the town planner, amendments to plans or additional input from another consultant.
This can add both time and cost to the development application.
It is not always possible to predict every issue Council will raise, but identifying the obvious planning and technical issues before lodgement can reduce the likelihood of unexpected work during the assessment.
Is the Cheapest Development Application Quote the Best Option?
Not necessarily.
Development applications involve several consultants, and the cheapest quote for each component doesn't automatically produce the lowest overall development cost.
For example, saving money on early planning or design work may be a false economy if the application later requires substantial redesign or additional reports.
The objective should be to assemble the right level of professional input for the particular project.
For a simple application, that may be a relatively small team. For a more complex development, spending more on the right advice early can potentially save considerably more during the assessment and construction stages.
How Can I Keep Development Application Costs Under Control?
One of the best ways is to investigate the site before moving too far into detailed design.
Before committing substantial money to an application, it can be worthwhile establishing:
whether the proposed development is realistic;
what type of development application is required;
the major planning constraints affecting the property;
which consultants are actually needed;
whether State referral is likely; and
whether there are obvious issues that could make the project difficult or uneconomic.
This allows you to make an informed decision about whether to proceed and gives you a better idea of the likely application budget.
What About Costs After Development Approval?
Obtaining development approval doesn't necessarily mean that all approval-related costs are finished.
Depending on the project, there may be further costs associated with satisfying development conditions, operational works, infrastructure charges, building approval, plan sealing, surveying, engineering certification and other requirements before construction or registration can occur.
These costs are different from the cost of preparing the original development application, but they should be considered when assessing the overall feasibility of a development.
How Do I Get an Accurate Cost for My Brisbane Development Application?
The first step is to identify the property and what you're proposing to do with it.
From there, the planning requirements can be reviewed and the likely approval pathway established.
Once the scope of the application is understood, it's much easier to identify the plans, reports and consultants that are likely to be required and provide a realistic estimate of the costs involved.
Planning a Development in Brisbane?
If you're considering a development application, Brisbane Town Planners and Project Management can review your proposal, identify the likely approval requirements and provide a clear scope for the town planning work involved.
Where other consultants are required, identifying them early can also give you a better understanding of the overall cost before committing to the development application.