Lodgement Guide: Development Application
This guide provides detail about how to use the Development Applications Online (DAO) form to lodge your application for a development permit under section 46(2) of the Planning Act 1999.
Depending upon the complexity of the proposal, or if you are having difficulty understanding these requirements, it may be in your best interests to engage a professional planner to assist you in the preparation of your application or to prepare it on your behalf.
For information about the overall process, read how to apply for a developmment permit on the NT Government website.
Once you have created an account and logged in, select the 'create new' arrow and the type of application as 'Development Application - New DA' for a new development or subdivision application.
File Types
All files should be saved and uploaded to DAO as either:
- PDF for reports and plans or
- PNG or JPEG for the image of the proposed development
Each file should be named in a way that clearly describes the content of the file.
Please note: files greater than 10MB in size may be slow to upload depending on the capabilities of your server, your connection to the internet and current conditions of the network.
1. Overview
Friendly name
A friendly name is used to identify your application in DAO. The friendly name is not published, but may be used in correspondence to you.
You can enter anything that helps you identify your application, for example, 'Bob's subdivision' or 'Motor Repair Station Smith Street'.
2. Land information
Location of proposed development
Search for your property and add it to the application using "add location"" button.
You can add more than one property if your proposal involves multiple parcels.
Land owner information
Under section 46(1) of the Planning Act 1999, an application for a development application may only be made by the owner of the land, or a person authorised in writing by the owner.
Owner's authorisation
Owner's authorisation is required in writing if the applicant is not the owner or the sole property owner.
If the land is owned by a company, authorisation must be obtained from the company director/s (on company letterhead or under company seal).
If the land is owned by more than one person or company, authorisation must be obtained from each person or company named on the title.
Authorisation may be demonstrated by uploading a completed land owner/s authorisation form:
3. Applicant information
Contact
You must nominate one person as the contact for your application.
All correspondence for your application will go to the nominated contact.
Applicant
The applicant name will appear on any advertising and reports that may be required during the application process.
The applicant may be the same person as the contact.
Add additional applicant
More than one applicant may be added using the "Add Additional Applicant"" button.
Beneficiary
In accordance with section 46(3)(aa) of the Planning Act 1999, you must provide the name and contact details of any beneficiaries of the application.
Beneficiaries include:
- the applicant
- the land owner/s
- any person on whose behalf the application is made
- any person who has entered into an agreement with any persons listed above to acquire an estate or interest in the land to which the application relates.
Add additional beneficiary
Where there are beneficiaries in addition to the applicant and land owner/s, you can add these by clicking the "Add Additional Beneficiary"" button.
Development Assessment Services office
You should select the Development Assessment Services office closest to where your proposal is located.
4. Development information
Development / Proposal
Brief Description of Existing Land Use
Briefly describe the current use of the land. This could be as simple as 'single dwelling' or 'warehouse' for example.
Brief Description of Development / Proposal
The description of your development / proposal should specify the defined use(s) you are proposing.
Defined uses are found under Schedule 2 (Definitions) of the NT Planning Scheme 2020.
Assessment Category
The matters your application will be considered against (and which you should address in your statement of effect) depends on which assessment category applies.
You should be certain which assessment category applies to your development under the NT Planning Scheme 2020 before proceeding with your application.
If you need a development permit under the Jabiru Town Plan, you should select "Discretionary Through Jabiru Town Plan".
If the land is in a specific use zone under the previous NT Planning Scheme 2007, you should select "Discretionary Through NT Planning Scheme 2007"".
You can also contact a planner to confirm the applicable planning scheme and assessment category.
Value of Works
Where the application involves building works, provide an estimate for the value of works. The value of works is used to determine the application lodgement fee.
You do not have to provide an estimate for any of the following (simply put "0"):
- a use with no physical development
- a dwelling–single on one lot
- extensions to a dwelling, ancillary structures like a shed or carport, or a dwelling-independent
- clearing of native vegetation
- subdivision or consolidation
Key variations sought
You must check the relevant box(es) if you are seeking consent to vary a minimum development requirement relating to any of the following:
- building height
- setback distance from a building to a lot boundary
- car parking
- residential density
- subdivision lot size
You must address these and any other variations that you are seeking in your statement of effect.
Statement of Effect of Use or Development Proposal
You must provide a statement of effect that addresses all relevant matters in section 46(3) of the Planning Act 1999 that are noted in the following table.
The consent authority may reject an application without further consideration if it does not address the relevant matters.
SECTION OF THE PLANNING ACT 1999 | MATTER TO BE ADDRESSED IN APPLICATION |
|---|---|
46(3)(a) | an assessment demonstrating how the proposed development will comply with any planning scheme that applies to the land; |
46(3)(b) | an assessment demonstrating how the proposed development will comply with an interim development control order, if any, applying to the land; |
46(3)(c) | a statement specifying:
|
46(3)(d) | an assessment demonstrating the merits of the proposed development; |
46(3)(e) | a description of the physical characteristics of the land and a detailed assessment demonstrating the land's suitability for the purposes of the proposed development and the effect of development on that land and other land; |
46(3)(f) | a statement specifying the public facilities or public open space available in the area in which the land is situated, whether land for public facilities or public open space is to be provided by the developer and whether it is proposed that facilities or open space be developed by the developer; |
46(3)(g) | a statement specifying the public utilities or infrastructure provided in the area in which the land is situated, the requirement for public facilities and services to be connected to the land and whether public utilities or infrastructure are to be provided by the developer or land is to be provided by the developer for the provision of public utilities or infrastructure; |
46(3)(h) | an assessment of the potential impact on the existing and future amenity of the area in which the land is situated; |
46(3)(j) | an assessment of the benefit or detriment to the public interest of the development; |
Merit Assessable vs Impact Assessable developments
To adequately address matters under 46(3)(a) of the Planning Act 1999, you will need to properly address matters under the NT Planning Scheme 2020 based on the applicable assessment category.
Merit assessable
Your statement of effect must demonstrate how the application meets all applicable requirements of the NT Planning Scheme, including any overlay requirements.
If you are seeking a variation to a requirement:
- the purpose of the requirement;
- the purpose and outcomes of the zone; and
- any guidance in an area plan that applies to the site and proposed development.
Impact assessable
Your statement of effect will need to address the appropriateness of the proposed development, and the potential impacts on surrounding uses. It will need to include an assessment of:
- the relevant development or subdivision requirements, and any overlays;
- the purpose and outcomes of the zone; and
- any guidance in an area plan or the strategic framework that applies to the area.
For further information about merit and impact assessable developments, go the NT Government website.
Low-risk residential development applications
You may complete and upload a simplified statement of effect if your proposal is:
- in Zone LR (Low Density Residential); and
- requires a development permit only because it has become Merit Assessable under Clause 1.8(1)(b)(ii)(2) of the NT Planning Scheme 2020 (i.e. it does not comply with a relevant development requirement set out in Part 5, such as a setback for example).
A simplified statement of effect template is available on the NT Government website.
Dimensioned Plans
Depending on the nature, scale and complexity of your application, you may need to provide one or a combination of the following:
- Site plan
- Floor layout plans
- Elevations and sections
- Subdivision plan
- Clearing plan
All plans should be to scale and legible if printed at an A3 size.
A planner will contact you if further information is required to assess the application.
The tables below provide further guidance on the dimensioned plans that you should provide for different application types.
For development and building works
Site plans at a legible scale, not less than 1:500, showing the following information: | |
|---|---|
1 | The north point, area of the existing parcel and boundary dimensions. |
2 | Existing and proposed buildings and their distance from lot boundaries. |
3 | Any existing and proposed easements, substations and services. |
4 | Vehicle access points. |
5 | Proposed surfacing of parking areas, driveways, vehicle turning areas and loading areas (locations and dimensions). |
6 | Landscape and open space areas including types of planting, details of screening and/or fencing (locations and descriptions). |
7 | The proximity of adjoining buildings and their uses. |
8 | The location of any bores on the subject property and adjoining land. |
9 | The location of any proposed and/or existing effluent disposal systems on the site. |
10 | The location of water meter arrangements and sewer access points for multiple dwellings, commercial and industrial developments |
Floor layout plans at a scale not less than 1:200, showing: | |
1 | Dimensioned floor plans of existing and proposed buildings showing layout, partitioning, room sizes, uses. |
2 | A schedule stating the total area of each component use in the building, the total floor area and percentage of site cover. |
Elevations and sections at a scale not less than 1:200, showing: | |
1 | All elevations of buildings, indicating finished floor levels, existing and finished ground levels and external finishes. |
2 | Sufficient cross-sections and longitudinal sections to show the relationship between structures and their respective heights. |
For subdivision or consolidation
Plans at a legible scale, between 1:500 and 1:10 000, showing: | |
|---|---|
1 | The north point, area of the existing parcel and boundary dimensions. |
2 | Approximate area of each of the proposed parcels. |
3 | Existing buildings, bores and other improvements on site and on adjoining properties, in relation to lot boundaries. |
4 | Contours at not greater than 2 metre intervals, flood lines, tidal surge lines, seepage lines and other natural features. |
5 | Land units. |
6 | Constrained land i.e. subject to waterlogging, with slope exceeding 5%, rock outcrops or pavement. |
7 | Areas or sites of conservation, cultural or heritage significance. |
8 | Existing substations, services, easements and reserves. |
9 | Proposed substations, services, easements and reserves. |
10 | Dimensions and bearings of proposed lot boundaries and roads. |
11 | Existing and proposed bores and on-site effluent disposal systems. |
For clearing of native vegetation
Maps and plans at a legible scale, showing: | |
|---|---|
1 | The location of the parcel and parcel boundaries. |
2 | The boundary of the area or areas proposed for clearing and any other areas previously cleared. |
3 | Native vegetation types or other vegetation proposed for clearing (may be based on NR Maps NT data* or better mapping from other sources, if available). |
4 | Any areas of rainforest, vine thicket, riparian vegetation, mangroves, sand sheet heaths and wetlands) and locations of any buffers provided. |
5 | Any areas of vegetation that will not be cleared because they are specifically protected e.g. sacred sites, essential habitats, heritage sites, and any buffers to protect them in relation to the area(s) proposed for clearing. |
6 | Locations of native vegetation retained to provide connections with other areas of native vegetation. |
7 | Locations of native vegetation retained for visual or other public amenity, including buffers around property boundaries. |
8 | Locations of any threatened plants and the areas excluded from clearing to protect them. |
9 | Locations of threatened native animals in or around the proposed clearing and any areas excluded from clearing to protect their habitat. |
10 | Locations of significant (or unusually dense) populations of native fauna, including seasonal aggregations and the steps taken to protect those features. |
Supporting documents
In addition to the statement of effect, you may upload other supporting documents that you wish to provide (eg traffic impact assessment) within this section of the electronic form.
The following documents should not be uploaded as supporting documents, and instead be provided in the Subdivision / Consolidation section as applicable:
- Subdivision for the Purpose of a Unit Title Scheme (Scheme Statement)
- Statement of Building Compliance
- Land Suitability Assessment
- Stormwater Management Plan
Image of Proposed Development
You must provide an indicative image of your proposal.
This image will be displayed on your pink sign and alongside the application details on the online planning notices.
The image should be reflective of the proposed development and could include a perspective, elevation or a site plan.
The resolution of the image should be sufficient to be legible if printed at an A4 size.
The image is to be in landscape orientation and the file type should be PNG or JPEG.
Please do not upload more than one image in this section. Additional concepts and images can be added in the Supporting Documents section.
Subdivision / Consolidation
If your application is for subdivision or consolidation of land, follow the prompts to identify the:
- Site area
- Number of existing lots
- Number of lots to be created
Subdivision for the Purpose of a Unit Title Scheme
If the proposal in the application is for a subdivision to create a unit title scheme or for changes to existing unit titles created under the Unit Title Schemes Act 2009 you will need to provide the information specified by section 46(3)(l) of the Planning Act 1999.
A brief summary of these requirements are listed here for guidance.
1 | Plans showing all proposed units including common property, car parking, loading bays, communal facilities and amenities, private open space and areas set aside for communal storage and collection of garbage, as appropriate. |
2 | Details of any buildings existing or proposed to be situated on the scheme land. |
3 | A statement from a registered building certifier verifying the structural integrity of the buildings, including the fire safety qualities of the walls and other proposed boundaries within the building, and whether any upgrades to the building are required to meet building regulations. |
4 | Details of the exclusive use by-law that applies or will apply to the scheme land. |
5 | If the development is proposed to be staged details and boundaries of the implementation of each stage. |
Statement of Building Compliance
If there are existing buildings on the land you wish to subdivide you must address section 46(3)(k) of the Planning Act 1999.
This requires you to provide a statement from a registered building certifier to verify that the buildings will continue to comply with the Building Act 1993 following the proposed subdivision.
Registered building certifiers can be found online using the Building Practitioners Board Registration Check, or by calling the Building Practitioners Board on 8923 9309.
Land Suitability Assessment
Under clause 6.3 of the NT Planning Scheme 2020 you must provide a land suitability assessment if you want to subdivide in any of the following zones:
- RR (Rural Residential)
- RL (Rural Living)
- R (Rural)
- H (Horticulture)
- unzoned land.
Read about how to prepare a land suitability assessment on the NT Government website
Stormwater Management Plan
Under clause 6.3 of the NT Planning Scheme 2020 you must provide a stormwater management plan if you want to subdivide in any of the following zones:
- RR (Rural Residential)
- RL (Rural Living)
- R (Rural)
- H (Horticulture)
- unzoned land.
The stormwater management plan must be in accordance with local council requirements.
You should contact your local council to find out more.
5. Review and lodge
Once completed, you should review your application before submitting it.
The Review and Lodge screen will highlight any sections that do not have a required input.
A planner will check your submitted application to ensure that all requirements have been addressed and that your application is complete. If your application is incomplete or clarification is required, you will receive an email requesting you to provide further information.
When your application is considered complete, it will be accepted for lodgement. You will receive an email requesting you to make payment. Following payment, processing of your application will commence.