What’s the difference between a DA and BA?
Updated: 2 hours ago
If you're planning a renovation, extension or new home, you'll probably hear two approval terms fairly early in the process: DA and BA.
They are different approvals dealing with different aspects of your project.
In simple terms:
A Development Approval (DA) considers whether the proposed development is appropriate for the property and its planning context.
A Building Approval (BA) considers whether the proposed building work complies with the applicable building requirements and can be approved for construction.
Depending on your project, you may need a DA, a BA, both—or, in some cases, neither.
What is a Development Approval (DA)?
A Development Approval is a planning approval.
For residential projects in Brisbane, a DA may be required where the proposal triggers assessment under Brisbane City Plan or other applicable planning legislation. It's similar for other local authorities in SEQ.
Planning assessment can consider matters such as:
land use
building height and scale
setbacks
site cover
neighbourhood and streetscape character
overlays and site constraints
impacts on adjoining properties
demolition of protected buildings
other planning requirements relevant to the site.
A DA is generally lodged with and assessed by the local authority, although the particular assessment process depends on the type of development proposed.
The important point is that a DA is concerned primarily with planning, rather than the detailed technical construction of the building.
Does every renovation need a DA?
No.
Many residential renovations and extensions can proceed without a Development Application where the proposed work satisfies the relevant planning requirements.
Other projects may trigger a DA because of the location of the property or something particular about the proposed design.
For example, additional assessment might arise because of:
Traditional Building Character provisions
proposed demolition
building height / no. storeys
setbacks
site-specific overlays (flood, bushfire etc.)
the scale or nature of the proposed development.
This is one reason it's useful to investigate the property before becoming committed to a design.
What is a Building Approval (BA)?
A Building Approval deals with the building work itself.
For most residential building work in Queensland, this is assessed by a building certifier rather than the local Council.
The certifier assesses the proposed work against the applicable building requirements, which can include matters such as:
structural adequacy
fire safety
health and amenity
energy efficiency
building setbacks and siting requirements
building classification
other technical requirements applying to the work.
The documentation required for a BA will depend on the project. It may include architectural drawings, engineering documentation and information from other consultants.
A BA is generally required before the relevant building work can commence.
So what's the difference?
A useful way to think about it is:
Development Approval | Building Approval |
DA | BA |
Planning approval | Building approval |
Considers the development in its planning context | Considers the building work and technical requirements |
Usually assessed by Council | Usually assessed by a building certifier |
Not required for every project | Required for most substantial building work |
Usually resolved before BA where required | Generally obtained before construction |
Or more simply:
DA: Are you allowed to develop the property in this way?
BA: Is the proposed building work suitable to be approved for construction?
If I have a DA, do I still need a BA?
Usually, yes, where the proposed work requires building approval.
A Development Approval doesn't replace a Building Approval.
A DA may approve the planning aspects of a proposed extension or new home, but further drawings, engineering and other technical information will generally still be required before a building certifier can issue the BA.
The project therefore commonly progresses:
Concept Design → DA, if required → Detailed Design & Documentation → BA → Construction
Not every project follows exactly this sequence, but it illustrates the different roles of the two approvals.
What if my project doesn't need a DA?
This can make the approval process considerably simpler.
If the proposed development doesn't require planning approval, the project may be able to progress from design into the documentation required for Building Approval.
However, “no DA required” doesn't mean there are no planning requirements to consider.
The design may avoid requiring a DA precisely because it complies with the relevant planning provisions. Those requirements therefore need to be understood while the project is being designed.
In some cases a small change to the design can make a difference.
What’s a siting variation?
The Queensland Development Code (QDC) sets general requirements for matters such as building setbacks, height and site cover for many residential properties.
If a proposed house or extension doesn't meet one of the standard siting requirements, it doesn't necessarily mean the design can't proceed or that a Development Application is required. In some circumstances, a siting variation can be sought to allow the proposed work.
For example, a renovation might propose an extension closer to a side or rear boundary than would normally be permitted. The variation is assessed against the relevant requirements, including the potential impacts on adjoining properties.
If approved, the building certifier can then take the variation into account when assessing the Building Approval.
This is an important distinction: a siting variation is associated with the building approval process and is not the same thing as a Development Approval.
Who determines whether I need a DA?
This should be established early in the project.
An architect or town planner can review the property and proposed work against the applicable planning controls and identify whether planning approval is likely to be required.
For straightforward projects, the pathway may be relatively clear. More complicated properties or proposals may require further planning advice or discussion with Council.
A building certifier can advise on Building Approval requirements and will ultimately assess the building application.
What other approvals might be required?
DA and BA aren't necessarily the only approvals associated with a building project.
Depending on the property and proposed work, you may also encounter requirements relating to:
plumbing and drainage
building over or near infrastructure
driveway or footpath works
tree protection
pools
demolition
infrastructure and service authorities.
The approvals required should therefore be considered as part of the overall project, rather than treating DA and BA as the entire approvals process.
Why work out the approval pathway early?
Approval requirements can influence the design, project programme, consultant requirements and cost.
Finding out late that a proposal requires a Development Application—or that a particular aspect of the design creates an approval issue—can result in unnecessary redesign and delay.
That's why one of the first questions when considering a renovation or new home should be:
What approvals are likely to be required, and how might they affect what we want to do?
You don't necessarily need every approval resolved before exploring a design, but you should understand the likely pathway.
Not sure what approvals apply to your property?
As part of our Project Definition process, we undertake preliminary property research to identify relevant planning considerations and potential site constraints before progressing into design.
As the project becomes better defined, we can then establish the likely approval pathway and the consultants and documentation required to progress it.
Comments