Understanding Building Approvals in Canberra
One of the most common questions we get at Draft Up is: "Do I really need approval for this?"
It’s a fair question. The ACT planning system can feel like a maze. You might hear terms like "DA Exempt," "Territory Plan," and "Private Certifier" thrown around, and it is easy to get confused about which rules apply to your specific block.
Many Canberra homeowners assume that if they own the land, they can build what they want. In reality, almost every permanent structure—from a new home down to a carport or deck—falls into a specific "bucket" of approval.
Knowing which bucket your project falls into before you start designing is the key to saving time and money. Here is a simple breakdown of how the ACT system actually works.
1. The "Exempt" Track (The Sweet Spot) Believe it or not, you don't always need government permission to build. The ACT Government allows for "Exempt Development" for minor works that are unlikely to impact your neighbors.
Common exempt projects often include:
Small garden sheds (under specific size limits).
Low-level decks (usually under 400mm high).
Internal renovations that don’t move load-bearing walls or change the external look of the home.
The Catch: "Exempt" doesn’t mean "no rules." You still have to meet strict criteria regarding setbacks, heights, and plot ratios. If your deck is 10cm too high or your pergola is too close to the fence, you legally bump yourself into the next category—requiring full approval. This is where a Building Designer is essential; we can often tweak a design slightly to keep it in the "Exempt" lane, saving you months of processing time.
2. Development Application (DA) – The "Planning" Check If your project changes the streetscape, adds significant floor area, or could overshadow a neighbor, you will likely need a DA.
Think of a DA as the "Good Neighbor Test." This application goes to the ACT Government (EPSDD), and they assess your plans against the Territory Plan. They aren't looking at how the beam is held up; they are looking at:
Does it look good from the street?
Does it block the neighbor's solar access?
Is there enough green space left on the block?
In Canberra, the DA process involves public notification (where neighbors can comment) and can take several months.
3. Building Approval (BA) – The "Safety" Check This is where the confusion usually happens. Clients often ask, "I got my DA approved, can I start building?" The answer is usually no.
While the DA approves the concept, the Building Approval (BA) approves the construction.
Who issues it: A Private Certifier (Building Surveyor).
What they check: They ensure the design meets the National Construction Code (NCC). They check structural engineering, energy ratings, and glazing to ensure the house won't fall down or be a fire hazard.
Key Takeaway: You almost always need a BA for major work, even if you didn't need a DA.
How Draft Up Helps You Navigate The biggest mistake we see is homeowners falling in love with a design that is legally impossible to build on their block.
At Draft Up, we don't just draw lines on a page; we check the ACT Territory Plan against your block first.
We Strategize: We identify if a "DA Exempt" route is possible to save you time.
We Document: We prepare the high-quality architectural plans required for both DA and BA submissions.
We Coordinate: We work directly with surveyors, engineers, and certifiers to get your project stamped and ready for builders.
Ready to start? Don't guess your way through the planning rules. Contact Draft Up today for a site consultation, and let’s find the smoothest path to your new home or renovation.
