DA vs BA in Canberra: What Approval Does Your Project Need?

In short: A development approval (DA) decides whether a project is acceptable under Canberra’s planning system. A building approval (BA) confirms that construction documents comply with building law, the National Construction Code and relevant standards. Many projects need both, normally DA first and BA second. Some are DA-exempt but still need BA; limited work may need neither.

DA and BA are separate approvals. Understanding the difference helps owners avoid redesign and delays.

What is a development approval in Canberra?

A development approval considers whether a proposal suits its site and the ACT planning system.

The Territory Planning Authority assesses a DA against the Territory Plan and relevant instruments, including:

• zoning and permitted land use

• district and zone policies

• Crown lease provisions

• setbacks, height, site coverage, solar access and privacy

• streetscape, access, parking, waste and servicing

• protected trees, heritage and environmental matters

• subdivision, consolidation or lease variation.

The central DA question is: Is this development acceptable on this block and in this location? It does not confirm detailed compliance with the National Construction Code.

What is a building approval in Canberra?

A building approval assesses technical documents before regulated building work begins.

The owner appoints a licensed building surveyor as building certifier. The certifier reviews the design against the Building Act 2004, National Construction Code and relevant standards.

Depending on the building and scope, BA documentation may address:

• structure, fire safety and emergency egress

• waterproofing, energy efficiency and ventilation

• accessibility and sanitary facilities

• glazing, balustrades and fall protection

• termite management, health and amenity.

The central BA question is: Can this project be built safely and lawfully? The certifier also manages required inspections and completion certification. BA does not replace planning permission.

DA versus BA: what is the difference?

The simplest distinction is:

• DA assesses the development in its planning context.

• BA assesses how the building will be constructed and perform.

A design can satisfy one process but not the other. It may meet setbacks and height but lack structural or fire documentation. A technically sound building may still be unacceptable because of its use or neighbourhood impact.

When do you need both DA and BA?

Both approvals may be required when the project needs planning permission and also involves regulated building work.

Common examples include:

• a house design that does not satisfy all DA-exemption criteria

• dual occupancy, townhouse or multi-unit development

• a substantial extension or second-storey addition

• work affecting a heritage place or protected tree

• subdivision or Crown lease variation combined with construction

• a commercial fitout involving a new planning use or NCC classification

• an office converted to a Class 9b training centre

• a warehouse converted to a gym or a shop to a restaurant.

Where both are required, planning approval comes first. BA cannot be issued until the required DA has been granted.

BA documents must remain consistent with the DA. Material changes during detailed design may require a DA amendment.

Can a project need BA without DA?

Yes. This is common when development meets every relevant requirement for exemption from DA but still involves building work requiring technical approval.

Examples may include a compliant single dwelling, extension, garage, deck or internal alteration. Exemption depends on the property, scope and current regulation—not the project name.

DA-exempt does not mean approval-free. BA, licensed trades, entity approvals, inspections and certificates may still be required.

What is exempt development in the ACT?

Exempt development is development that does not require DA because it satisfies the Planning (Exempt Development) Regulation 2023.

To qualify, a proposal must satisfy every applicable general and specific criterion. General considerations include:

• easements and utility-protection areas

• plumbing and drainage clearances

• protected trees

• heritage and environmental law

• compliance with the Crown lease

• other Territory legislation.

Specific criteria vary by development type. A proposal that misses one applicable requirement is not automatically exempt simply because most controls are satisfied.

Owners can use ACT Planning’s self-check guidance, but complex work should be reviewed by the architect and certifier. Some limited work may satisfy both DA and BA exemptions, but the two exemptions must be checked separately. Plumbing, electrical, driveway, tree, heritage or utility approvals may still apply.

Does DA have to be approved before BA?

If the project requires both, yes: the required development approval must be granted before building approval can be issued.

Technical design should not wait until DA is finished. Early certifier and consultant input can prevent a planning-approved design becoming expensive or impractical during BA documentation.

A coordinated process typically follows these steps:

1. Review the zone, district policy, Crown lease and site constraints.

2. Define the proposed use, building class and scope.

3. Confirm whether DA and BA are required.

4. Prepare and obtain DA where necessary.

5. Complete coordinated architectural and consultant documentation.

6. Obtain BA through the appointed building certifier.

7. Complete commencement requirements and inspections.

8. Obtain completion and occupancy documentation.

What does the architect do?

The architect or building designer combines planning and building requirements in one coordinated design. Their role may include:

• site and development-potential analysis

• concept design, Territory Plan and Crown lease review

• DA drawings and supporting documents

• consultant coordination and detailed BA documentation

• responses to planning and certifier comments.

What does a town planner do?

A planner is valuable where land use, policy interpretation, lease variation, notification or a complex planning argument is involved. They may prepare the planning assessment and explain how the proposal achieves Territory Plan outcomes.

What does the building certifier do?

The building certifier is an independent licensed building surveyor appointed by the owner. They:

• determine required BA documentation

• assess code compliance and consultant certificates

• issue BA when requirements are met

• coordinate mandatory inspections and completion documentation.

The certifier assesses compliance; they do not replace the architect, engineer or planner.

Common Canberra approval examples

New house or knockdown rebuild

A new single dwelling may be DA-exempt if it satisfies all applicable controls. BA is generally still required. DA is necessary where the proposal is not exempt.

Home extension

A modest extension may be DA-exempt but still require BA. Setbacks, solar access, site coverage, easements and trees can change the pathway.

Townhouses or dual occupancy

Multi-dwelling projects commonly require planning assessment, especially with subdivision, lease variation or site-specific issues. BA is required before construction.

Commercial fitout

An internal fitout may be DA-exempt if its use and NCC class remain unchanged and all criteria are met. Structural, fire, access or services work may still require BA.

Change of use

Changing an office to a training centre, warehouse to gym or residence to medical practice may require DA, lease variation, BA and a new occupancy certificate.

How do I find out which approval I need?

Before design proceeds too far, assemble:

• the Crown lease

• ACTmapi and Territory Plan information

• existing DA and BA records

• the certificate of occupancy or use

• a survey and accurate site information

• a clear written description of the proposed work and use.

Ask the project team to identify the pathway in writing. The answer is property-specific; it cannot be established from the project type alone.

Frequently asked questions

Who approves a DA in Canberra?

The Territory Planning Authority assesses development applications under the ACT planning system.

Who issues a BA in Canberra?

A licensed building surveyor appointed as the building certifier assesses the documentation and issues BA when the statutory requirements are satisfied.

Does DA approval mean I can start building?

No. If BA is required, it must be obtained and the commencement requirements completed before regulated building work starts.

Does DA-exempt mean BA-exempt?

No. Planning and building exemptions are separate and must be checked independently.

Can my architect issue the building approval?

No. The architect prepares and coordinates the design documentation. BA is issued by the appointed licensed building certifier.

What do these planning changes mean for your property?

Explore your block’s realistic development potential before committing to design. Check My Block’s Potential

Confirm the pathway before committing to design

The approval pathway affects scope, consultants, cost and program. Confirming it early reduces redesign and uncertainty.

Shiraz Atelier assists Canberra homeowners, developers and commercial clients with preliminary site assessments, DA documentation, BA and construction documentation, change-of-use projects, commercial fitouts and consultant coordination.

Before assuming a project needs DA, BA, both or neither, test it against the actual block, Crown lease and scope.

This article provides general information and is not legal, planning or building-certification advice. Requirements depend on the property, proposed development and current legislation. Confirm the pathway with ACT Planning and an appropriately licensed building certifier.