Townhouse DA in Cumberland: LEP 2021 R3, FSR and DCP 2021 rules
Townhouse DA in Cumberland: LEP 2021 R3 permissibility, the clause 4.4(2A) FSR steps of 0.75:1 to 0.85:1, and DCP 2021 Part B2 frontage and…
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Town planners, Sydney and NSW
Town planning that gets approved.
Statements of Environmental Effects and development due diligence reports for houses, duplexes, granny flats, townhouses and subdivisions. Written to your council's controls, clause by clause, so the answer is yes.
- Fixed-fee proposals, usually within one business day
- Council-ready SEE reports in 5 to 10 business days
- Sydney, Western Sydney, Central Coast, Hunter, Illawarra and regional NSW
- More than ten years of NSW planning experience
Strategy | Approvals | PossibilitiesFrom a bare block to consent, and the shield you can build on.
More than ten years of NSW planning and development industry experience across the team
Sydney, Western Sydney, Central Coast, Hunter, Illawarra and regional NSW
Fixed-fee proposals for every report, agreed before we start
Every finding referenced to the clause, map or certificate it comes from
Services
Planning reports for the projects most people actually build
Houses, knock-down rebuilds, duplexes, granny flats, townhouses and small subdivisions are our core work. Larger projects are welcome where the site suits them.
Statements of Environmental Effects
The report every DA in NSW needs. Written to the council's LEP and DCP, clause by clause, so the assessing planner can say yes.
Learn moreDue Diligence Reports
Know what a site can carry before you exchange. Zoning, permissibility, yield, constraints and the approval pathway, with every finding tagged confirmed, indicative or unknown.
Learn moreDual Occupancy and Duplex
From the first site check to the SEE and subdivision, we plan duplexes that fit the block and pass the council.
Learn moreGranny Flats and Secondary Dwellings
Housing SEPP rules, CDC eligibility and the DA route when the site does not fit the code.
Learn moreTownhouses and Multi Dwelling
Yield testing, DCP compliance and the SEE for townhouses, terraces, manor houses and villa developments.
Learn moreSubdivision
Torrens, strata and community title subdivision, from lot size checks to the DA and subdivision certificate.
Learn moreAll services, including Clause 4.6 requests, DA or CDC advice and modifications
Due diligence
Know what a site can carry before you exchange
Most expensive planning mistakes happen at purchase. A development due diligence report tests the zoning, lot size, constraints, servicing and approval pathway for the development you have in mind, and marks every finding as confirmed, indicative or unknown.
- Permissibility and yieldWhat the LEP and DCP allow, and how many dwellings the controls realistically support.
- Constraints registerFlood, bushfire, heritage, contamination, biodiversity, easements, sewer and stormwater discharge.
- Pathway and riskDA or CDC, the specialist reports you will need, and a green to black risk matrix.
Development due diligence reportFeasibility summary (illustrative extract)
| Assessment | Finding | Confidence |
|---|---|---|
| Proposed use permissible | Dual occupancy (attached), R2 zone | Confirmed |
| Development pathway | DA with council (CDC excluded, flood map) | Confirmed |
| Indicative yield | 2 dwellings, Torrens subdivision possible | Indicative |
| Flood risk | Flood planning area, freeboard applies | Confirmed |
| Easements and title | Title not supplied, 88B review required | Unknown |
| Overall planning risk | Amber: feasible, subject to flood design and title check | |
Every finding is referenced to the clause, map or certificate it comes from. Illustrative only; not a real site.
Who we work with
Owners, builders, designers and investors across NSW
Home owners
Knock-down rebuilds, extensions, granny flats and first-time duplexes. Plain answers about what the block can take.
Builders and designers
A planner on the team from concept. Compliance checked before the drawings are final, reports delivered to your program.
Investors and developers
Due diligence before exchange, yield testing, DA strategy and the reports for duplex, townhouse and subdivision projects.
Buyers agents, brokers and solicitors
Fast written planning advice for clients inside a cooling-off period.
How it works
Four steps from site address to lodged application
Step
Site check
Send us the address and what you want to build. We confirm the zone, permissibility, pathway and the numbers that matter, usually the same day.
Step
Fixed-fee proposal
A written scope and fee for the reports your council will ask for. No hourly surprises.
Step
Compliance review and report
We check the design against every control before we write, tell you what will not pass while it can still change, then prepare the council-ready report.
Step
Lodgement and follow-up
Support assembling the Planning Portal documents, responses to council requests and attendance at panels if needed.
Why URBA
Reports written the way an assessing planner reads them
Council planners assess hundreds of applications a year. The reports that move fastest quote the control, state the proposal figure, give a clear status and justify any variation in one place. That is how every URBA report is built.
- Every control, in orderLEP then DCP, with the clause number, the requirement, the proposal and the status.
- Problems raised before lodgementIf a control will not pass, you hear about it while the design can still change.
- Sources shownMap extracts, certificates and instruments referenced so the assessing officer can verify each finding.
- Engineering under one roofAs a division of Contrive Consultants, stormwater, OSD and flood inputs can be coordinated with the planning report.
Areas we service
Local knowledge of the councils that matter
Each council has its own LEP, DCP and assessment habits. We keep notes on all of them.
Western Sydney
Greater Sydney
Central Coast and Hunter
Illawarra and South Coast
Planning insights
Guides written for NSW owners, builders and investors
Granny flat rules compared: Blacktown to Campbelltown
Granny flat rules across Blacktown, Penrith, Liverpool and Campbelltown: Housing SEPP 2021 baseline, LEP floor area clauses, DCP additions and yield.
13 min read
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Section 10.7 certificates compared: Blacktown to Central Coast
What Section 10.7 planning certificates flag in Blacktown, The Hills, Penrith, Liverpool and Central Coast, and how to read the (2) and (5) parts.
12 min read
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Common questions
Straight answers on DAs, SEE reports and what you can build
What does a town planner do for a development application?
A town planner checks that the proposal is permissible, assesses it against the council's LEP and DCP and the relevant state policies, identifies anything that will not comply, and writes the Statement of Environmental Effects and supporting documents that go to council. They also advise on the fastest pathway (DA or CDC), coordinate the other consultants and respond to council during assessment.
Do I need a Statement of Environmental Effects in NSW?
Yes for almost every development application lodged with a council or the Planning Portal. The Environmental Planning and Assessment Regulation 2021 requires a statement of environmental effects for local development that is not designated development. Complying development certificates issued by a certifier do not need one.
How much does a town planner cost for a house or duplex DA?
Fees depend on the development type, the council and whether variations need to be justified. URBA quotes a fixed fee once we have seen the plans and the site, so you know the cost before we start.
How long does a DA take in NSW?
The statutory target for most local development is 40 days, but real timeframes vary from about six weeks to several months depending on the council, the completeness of the application and whether the DA is notified and receives objections. A complete SEE and a clean set of drawings are the biggest things an applicant controls.
Can I build a duplex on my block?
It depends on the zone, the minimum lot size for dual occupancy in the LEP, the frontage, and constraints such as flooding, bushfire and easements. Since July 2024 dual occupancies are permissible in most R2 zones across NSW, but each council's lot size and DCP controls still apply. A site check answers this in a day.
What is the difference between a DA and a CDC?
A development application (DA) is a merit assessment by the council against its LEP and DCP. A complying development certificate (CDC) is issued by a private certifier or council where the proposal meets every pre-set standard in the Codes SEPP, with no merit assessment. CDC is faster but only available where the site and design fit the code exactly.
Next step
Tell us about your site. We will tell you what it can carry.
Send the address and your plans or concept. A URBA planner will confirm the pathway and send a fixed-fee proposal, usually within one business day.