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Integrated Development (NSW)

Integrated development in NSW is a DA that also needs approval from a state agency such as Heritage NSW, the EPA, or the RFS. Expect 60 to 100+ extra days.

By Dan Waring. Last updated 9 May 2026. Verified 9 May 2026.

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Integrated development is a Development Application (DA) that requires an approval from one or more NSW state agencies (called approval bodies) in addition to the usual council consent, under s4.46 of the Environmental Planning and Assessment Act 1979 (NSW) (verified 2026-05-09, NSW Planning Portal). Council refers the application to each relevant agency, which then issues (or refuses) general terms of approval (GTAs) — binding conditions that council must incorporate into any consent it grants. If an agency refuses GTAs, council cannot approve the DA.

The most common triggers on residential and near-residential work are: (1) a heritage item on or adjoining the site requiring an approval under the Heritage Act 1977 (NSW) — Heritage NSW assesses and responds within 40 days for non-advertised applications; (2) a bushfire-prone site requiring a Bush Fire Safety Authority (BFSA) from the NSW RFS Commissioner under Rural Fires Act 1997 (NSW) s100B; and (3) an environmental licence or pollution approval under the Protection of the Environment Operations Act 1997 (NSW), typically for commercial or industrial works adjacent to residential. Approvals under the Water Management Act 2000 (NSW) can also trigger integration (verified 2026-05-09, NSW Planning Portal).

Category: Approvals.

Why it matters to builders

A single state agency referral has historically added around 60 days to a DA assessment; each additional referral can add up to 100 days (verified 2026-05-09, NSW Planning Portal search data). The integration clock runs from when council forwards the application to the agency. Agency response windows are 40 days (non-advertised DA) or 21 days after public submissions close (advertised DA). If no GTA arrives within those windows, council may proceed to determination without agency advice — but in practice most agencies respond within time and their terms stand (verified 2026-05-09, NSW Planning Portal).

Once a DA carries GTAs, any consent granted must be consistent with them. The relevant agency is then bound to issue the underlying approval (BFSA, heritage permit, etc.) within 3 years of development consent on terms not inconsistent with the consent (verified 2026-05-09, Lindsay Taylor Lawyers analysis of Rural Fires Act s100B).

Nominated integrated development

A subset called nominated integrated development applies when the DA requires approval under the Heritage Act 1977 (NSW), the Water Management Act 2000 (NSW), or the Protection of the Environment Operations Act 1997 (NSW). These applications require public advertisement (14 to 28 days) and are subject to merits appeal rights beyond standard integrated development (verified 2026-05-09, NSW Planning Portal).

What’s changing (DCA, July 2026)

From July 2026, the Development Coordination Authority (DCA) replaces the patchwork of separate agency referrals with a single coordination point across up to 14 NSW Government agencies. A unified 28-day response window is proposed. Applicants contact DCA once rather than navigating up to 22 different government areas. This will materially cut integrated development timelines for most residential applications (verified 2026-05-09, NSW Planning Portal DCA page).

Common gotcha

Bushfire-prone land (BAL-12.5 and above) plus any residential subdivision or special fire protection purpose building automatically triggers s100B integration. Many builders miss this until a council lodgement check bounces the application. Check the NSW RFS Bush Fire Prone Land Map before lodging any DA on vegetation-adjacent sites.

Also known as: integrated DA; s4.46 development.

See also

Last updated: 2026-05-09. Verified: 2026-05-09. Quarterly review for currency.

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