How to Know When You Need a Planning Application in South Australia

If you’re planning to build a new home, renovate, subdivide land, start a business, or make changes to an existing property, one of the first questions you’ll likely ask is: “Do I need a planning application?”

The answer isn’t always straightforward.

In South Australia, not every development requires planning approval, and in some cases you may also need building consent or other approvals. Understanding what approvals apply to your project before you begin can save significant time, money and frustration.

This guide explains when a planning application is typically required, when it may not be necessary, and what you should consider before starting your project.

What Is a Planning Application?

A planning application is a formal request for consent to carry out development under South Australia’s Planning, Development and Infrastructure Act 2016. Planning consent assesses whether a proposed development is appropriate for its location and complies with the Planning and Design Code.

Depending on your project, assessment may consider matters such as:

• Land use
• Building size and height
• Setbacks from boundaries
• Site coverage
• Car parking
• Traffic impacts
• Landscaping
• Heritage considerations
• Neighbourhood character
• Environmental impacts

What Is Considered “Development”?

Many people assume development only means constructing a new building. In reality, development includes a wide range of activities, including:

• Building a new home
• Home extensions
• Verandahs and carports
• Sheds and garages
• Swimming pools
• Retaining walls (in some circumstances)
• Land divisions
• Demolition of buildings
• Changing the use of a property (for example converting a shop into a café or warehouse into a gym)
• Displaying business signage
• Certain earthworks or excavation

Even relatively small projects may require consent depending on where your property is located and the details of the proposal.

When Is a Planning Application Usually Required?

While every property is different, planning consent is commonly required for:

New dwellings

Building a new home almost always requires planning consent unless specifically exempt.

Additions and extensions

Large additions, second storeys and substantial alterations often require assessment.

Land divisions

Creating additional allotments requires planning consent and coordination with several government authorities.

Commercial developments

Opening or expanding a business, changing the use of a building, or constructing commercial premises generally requires planning consent.

Multi-dwelling developments

Townhouses, apartments and grouped dwellings typically require a detailed planning assessment.

Significant alterations

Projects that increase building height, reduce setbacks or alter the appearance of a property may require consent even if the building work itself appears relatively minor.

When Might You Not Need Planning Consent?

Some development is classified as Exempt orAccepted Development.. Activities classed as exempt do not require any approval. Accepted Development generally does not require planning consent because it is considered to have minimal planning impact, but will usually require a building rules consent.

Examples may include certain:

• Small garden structures
• Minor fencing
• Maintenance and repair work
• Internal alterations
• Small outbuildings that meet specific criteria

However, whether a project qualifies depends on many factors, including:

• Property zoning
• Site constraints
• Building dimensions
• Heritage status
• Easements
• Bushfire overlays
• Flood risk
• Local policy requirements

A project that is exempt or accepted  on one property may require planning consent on another.

Planning Consent vs Building Consent

One of the most common misunderstandings is assuming planning approval and building consent are the same thing. They are separate consents which together make up your development approval.

Planning Consent

Considers whether the proposed development is suitable for the site and complies with planning policy.

Building Consent

Assesses whether the construction complies with the National Construction Code and relevant building regulations.

Many projects require both consents in order to obtain full development approval..

Factors That Affect Whether Approval Is Needed

No two properties are exactly alike. Whether you require planning consent depends on numerous factors, including:

• The property’s zoning
• Overlay policies
• Existing land use
• Building size
• Site dimensions
• Heritage listings
• Environmental constraints
• Proposed use of the land
• Applicable Planning and Design Code policies

This is why searching online or comparing your project to your neighbour’s can often be misleading.

What Happens If You Build Without Approval?

Undertaking development without the required consents and approvals can lead to significant complications. Depending on the circumstances, you may be required to:

• Lodge retrospective applications
• Stop construction
• Modify completed work
• Remove unauthorised development
• Resolve enforcement action
• Incur additional costs and delays

Obtaining advice before work begins is almost always quicker and more cost-effective than trying to rectify issues afterwards.

Unsure Whether You Need Approval?

Every project is different, and determining whether planning consent or development approval is required isn’t always as simple as reading a checklist. At Certified Planning and Development (CPD), we assist homeowners, builders, businesses and developers across South Australia to understand exactly what approvals are required before work begins.

Whether you’re planning a new home, extension, land division or commercial project, we can provide clear advice on your obligations and guide you through the approval process from start to finish. If you’re unsure whether your project requires a planning application, contact CPD for professional advice before you commence work. A short conversation at the beginning of a project can often prevent costly delays later.