Impact-assessed development

Impact-assessed development is the most thorough planning assessment pathway under the Queensland Planning Act 2016 (where it’s called “impact assessable”), the South Australian PDI Act 2016 (where it shares characteristics with Performance Assessed development with notification), and the Tasmanian Planning Scheme (where it’s called “Discretionary”). The application is assessed on full merit against the entire planning scheme, publicly notified for an extended period, and grants third-party submission and appeal rights. It is slower than code-assessed or accepted pathways but the default for non-routine or contentious development across these states. Verified per QLD Planning Act 2016, SA PDI Act 2016, and Tas LUPAA 1993 (2026-05-23).

State-by-state implementation:

State	Terminology	Statute
QLD	Impact-assessable development	Planning Act 2016 s.43-49
SA	Performance Assessed with public notification (functionally similar to impact-assessed)	PDI Act 2016
TAS	Discretionary assessment	LUPAA 1993 s.57
NT	Equivalent under NT Planning Scheme 2020	Planning Act 1999
WA	Discretionary approval under planning scheme	Planning and Development Act 2005
NSW	Designated development (highest tier)	EP&A Act 1979 s.4.18
VIC	Discretionary use under planning scheme	PE Act 1987

The names vary but the framework is similar: full merit assessment, mandatory public notification, third-party rights.

QLD Planning Act 2016 in detail:

Category	Trigger	Process
Accepted development	Listed in planning scheme as accepted	No DA required; council notification only
Code-assessable	Listed as code-assessable	DA required; council assesses against code; no public notice usually
Impact-assessable (this)	Default for non-listed development; or listed as impact-assessable	DA required; full merit assessment; mandatory public notification; submitter rights
Prohibited	Listed as prohibited or inconsistent with scheme	Cannot be approved

Trigger criteria across states:

Trigger	When impact-assessed applies
Non-routine development type	Not on the accepted/code-assessable list
Land in environmental zone	Where the planning scheme designates higher scrutiny
Heritage item	Most heritage work goes through impact-assessed
Sensitive precinct	Inner-urban, character-area, foreshore
Larger commercial / industrial in residential setting	Where impact extends beyond the lot
Subdivision over scheme threshold	Larger subdivision triggers impact-assessed
Proposed use inconsistent with zone	But still permittable on merit

Process steps (QLD example):

1. Pre-DA discussion with council (recommended; reduces objection risk).
2. DA lodgement via the relevant council’s online portal with all supporting documents.
3. Information request period if council needs more info (council can require additional info within 10 BD).
4. Public notification period: 15 BD for residential, longer for major projects.
5. Submitter rights crystallise on submission lodgement during notification.
6. Assessment against the planning scheme, submitters’ concerns, and merit factors.
7. Decision: approval, conditional approval, or refusal.
8. Submitter appeal rights: submitter can appeal to the Planning and Environment Court within 20 BD of decision.

Required application contents:

Document	Description
Application form	Council form for the relevant scheme
Concept plans	Site, floor, elevations, materials
Town planning report	Statement of merit against scheme provisions
Specialist reports	Heritage, traffic, acoustic, environmental as applicable
Land use compatibility	Demonstrates fit with zone
Servicing / infrastructure	Roads, water, sewer, stormwater, power
Submitter response	Engineer’s response to submitter concerns
Fee	Council fee schedule

Third-party rights:

Right	Detail
Submission right	Anyone can lodge a submission during public notification
Appeal right	Submitter can appeal council decision to Planning and Environment Court (QLD) or LEC (NSW) within statutory window
Standing	Lodgement of a submission grants standing to appeal
Mediation	Court mediation common before contested hearing

Timeline (typical residential impact-assessable, QLD):

Phase	Duration
Pre-DA discussion	2-4 weeks
Lodgement to public notification start	2-4 weeks
Public notification	15 business days
Council deliberation	1-3 months
Decision	Per council’s stated time
Appeal window	20 BD after decision
Total	4-9 months typical

Common defects:

• Missing public notification: incomplete documentation re-notification required; 2-4 weeks delay.
• Insufficient specialist reports: information request period delays the timeline by 2-6 months.
• Submitter concerns ignored in assessment: grounds for appeal.
• Approved with conditions submitter doesn’t accept: appeal.
• Council misclassifies as code-assessable: stale assessment, fresh impact-assessable application required.

Cross-state mapping:

State	Equivalent of “impact-assessed”
QLD	Impact-assessable (this)
SA	Performance Assessed with public notification
TAS	Discretionary
NT	Discretionary under NT Planning Scheme 2020
WA	Discretionary
NSW	Designated development (highest tier)
VIC	Discretionary use

Builder takeaway:

• For QLD residential outside accepted-development and code-assessable categories, plan for impact-assessable: 4-9 months and third-party appeal exposure.
• For SA, TAS, NT, WA the equivalent pathways have similar timelines and notification rights.
• Engage a planning consultant early; the town planning report quality drives the merit decision.
• Pre-DA consultation with neighbours and council reduces objections and shortens the assessment.

Also known as: impact-assessable; full-merit assessment; discretionary development (other states); notified development.

Category: Approvals & DA.

Related

• Designated development (NSW)
• Code Assessed Performance Assessed (SA)
• Merit assessment (DA, NSW)

See also

• DA process (QLD)

---

Last updated: 2026-05-23. Verified: 2026-05-23. Quarterly review for currency.