Council Assessment Panel (CAP)
A CAP is SA's independent planning panel that decides Performance Assessed DAs under the PDI Act 2016, replacing elected-member assessment for most residential work.
Ask Chalkline about this →A Council Assessment Panel (CAP) is the independent body that decides most Performance Assessed development applications in South Australia. Established under the Planning, Development and Infrastructure Act 2016 (SA) (PDI Act), a CAP replaces the old model where elected councillors voted on DAs, removing elected-member control over most residential planning decisions. (verified 2026-06-11, PDI Act 2016 ss.84-94, plan.sa.gov.au)
Composition. A CAP has three to five members, all accredited planning professionals except that one may be an elected member of the council. In practice most CAPs are all-professional. Each council appoints its own panel. (verified 2026-06-11, PDI Act 2016 s.85, plan.sa.gov.au)
CAP versus assessment manager. Not every Performance Assessed DA goes to panel. The assessment manager (a delegated council planner) can determine routine Performance Assessed applications under delegation. Applications are referred to the CAP when they are more complex, attract public submissions, or the council’s delegation instrument requires it. Residential Performance Assessed DAs with objections almost always go to the CAP. (verified 2026-06-11, PDI Act 2016 s.107)
CAP versus SCAP. Each council has its own CAP. The State Commission Assessment Panel (SCAP) handles state-significant and restricted development. For a standard residential Performance Assessed DA, the decision-maker is the CAP, not the SCAP. (verified 2026-06-11, PDI Act 2016 ss.115-120)
Cross-state. The CAP is SA-specific. WA uses the DAP (opt-in, over $2 million). NSW uses the Local Planning Panel (conflict of interest, heritage, high objections). Different legislation, different triggers.
Builder’s point. A CAP hearing adds four to eight weeks over an officer determination because panels meet on a set schedule. Prepare a planning statement that addresses the Performance Outcomes directly; a weak statement of effect is the most common reason a Performance Assessed DA is refused at panel.
Also known as: CAP, assessment panel SA.
Category: Planning / South Australia.
Related
- SA DA process
- PDI Act 2016
- Code Assessed Performance Assessed (SA)
- Planning consent (SA)
- Relevant authority (SA)
References
- Planning, Development and Infrastructure Act 2016 (SA), legislation.sa.gov.au (verified 2026-06-11). Sections 84-94 (CAP establishment and membership), s.107 (delegation of assessment functions), ss.115-120 (SCAP jurisdiction).
- Council Assessment Panels, PlanSA, plan.sa.gov.au (verified 2026-06-11). Panel member requirements, accredited professional criteria, and CAP role in the development assessment process.
Last updated: 2026-06-11. Verified: 2026-06-11. Quarterly review for currency.