Short answer
They are two separate approvals serving different purposes. Development approval considers whether a proposal is acceptable in planning terms, covering matters such as land use, siting and impact. Building approval considers whether the design complies with building law and is issued through a licensed building surveyor. Some ACT projects need both and some need only building approval, and where both apply they run in sequence rather than at the same time.
Two approvals with different purposes
A development approval considers whether a proposed development is suitable for the block and consistent with the Territory Plan. It deals with planning matters such as land use, setbacks, building height, site coverage, access, parking, private open space, trees, heritage and the effect of the proposal on surrounding properties.
A building approval considers whether the detailed construction documents comply with building legislation and the National Construction Code. It is concerned with how the building will be constructed, including its structure, fire safety, waterproofing, energy efficiency and other technical requirements. Receiving development approval does not remove the need for building approval.
When development approval may be required
Some single home projects may be exempt from development approval when every relevant exemption criterion is met. This depends on the proposal, the block, the Crown lease and matters such as easements, protected trees, heritage and service clearances. A building certifier can provide formal confirmation of an exemption where the requirements are satisfied.
A project that increases the number of dwellings on a block to two or more will generally require development approval. This is why dual occupancies and townhouse developments need more detailed planning work at the beginning. It is important to confirm the approval pathway before spending heavily on a finished design.
What building approval involves
Most new homes, additions, alterations and demolition work in the ACT require building approval. The landowner appoints a licensed building surveyor to act as the building certifier. The certifier assesses the detailed plans and supporting documents, decides the building approval application and carries out the required inspections during construction.
The documents can include architectural drawings, structural engineering, energy information, specifications and details for services, waterproofing and other building systems. If development approval was required, the building documents must also remain consistent with the approved development plans and any conditions attached to that approval.
From approval to construction
If a development approval is required, it is resolved before the building approval process is completed. Once building approval is in place, the licensed builder applies for a commencement notice. Building work can begin only after the commencement notice has been issued and any conditions that must be satisfied before construction have been addressed.
Required inspections then take place at nominated stages of the work. The builder coordinates access for those inspections, while the certifier independently checks the relevant work against the approved documents and applicable building requirements.
Keeping the process coordinated
A smoother approval process begins with clear responsibilities. The owner appoints the certifier, while the designer, engineers, energy assessor, builder and other consultants prepare and coordinate the information needed for the project. Ottimo Homes can help bring that team together, review buildability as the design develops and keep you informed about what is needed next.
Every block and proposal is different, and planning requirements can change. Current requirements should always be confirmed with ACT Planning and the appointed building certifier before work begins. If you are considering a new custom home in Canberra, the custom home builder page explains how Ottimo Homes manages the approval coordination process alongside design and construction. If you are considering more than one dwelling, our guide to building townhouses in Canberra explains the additional matters worth considering early.
Official ACT resources
The following ACT Government pages set out the current rules. Block specific planning, legal and financial advice may still be required.
- ACT Planning: Territory Plan technical specifications
- ACT Planning: Missing Middle Housing Reforms
- ACT Planning: major plan amendments
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