Express DA

Development applications which can progress through the Express DA process are those which Council considers to be low complexity. Low complexity relates to a development’s impacts including:

• scale of the impact
• Council’s ability to regulate the impact and make appropriately informed decisions
• alignment with the aspirations expressed in the CairnsPlan

With this in mind, certain accepted land uses are considered to be low complexity Express DAs. This is because the CairnsPlan has taken into consideration the impacts of development when determining the appropriate level of assessment for land use activities throughout the region.

The types of applications eligible for assessment under the Express DA process are certain land use activities in specific zones which is accepted development subject to requirements.

As part of phase 1 of the Express DA roll-out, there are three development types that an Express DA consultant may be accredited for:

1. Dwelling house
2. Dual occupancy
3. Building works

within the following residential zones:

1. Low density residential
2. Low Medium density residential
3. Medium density residential

subject to further criteria as outlined in Table 1 – Eligible Development Types within the Express DA Application Guideline ( PDF, 1.23 MB ).

As an accredited consultant under the Express DA initiative, you can offer your clients a simpler, faster and more efficient option for low risk development applications, which in turn, may be of benefit to your business.

Accreditation is Stage One in the Express DA process (see more details in the 'Stages of Express DA' topic below), and is a one-off application.

To become an accredited Express DA consultant, both the consultant and consultancy making the application must demonstrate their competency. This is done by giving us examples of prior work undertaken with us.  We will review the application and chose to accredit (or deny) the consultant and consultancy. The individual and the consultancy are accredited under the one agreement. When the individual leaves that consultancy the accreditation becomes null and void.

If successful, the consultant and consultancy must sign the Express DA Accreditation Agreement.

Apply for Express DA accreditation

Stage 1 – Accredit Consultants

1. Consultant and consultancy apply to Council for accreditation. Refer to the Accreditation Kit ( PDF, 1.1 MB ) for full details. Accreditation is a one-off application.
2. Council will review accreditation application. Approval of accreditation is subject to review of prior planning application quality or a probation period where application quality can be reviewed.
3. Council nominates conditions on an approval or by agreement to confirm the certification of the Accredited Express DA Consultant.
4. Both the Consultant and Consultancy sign a Deed of Agreement with Council. This is a legally binding document which confirms the roles and responsibilities of the Accredited Consultant(s) and is the basis on which Council and the Accredited Consultant / Consultancy will participate in the Express DA process.

Apply for Express DA accreditation

Stage 2 – Prepare and submit your application

1. Consultant to prepare their development application using the Application Guideline ( PDF, 1.23 MB )
2. Consultant must prepare a consultant’s report using the Accredited Consultants Report template ( DOCX, 0.2 MB ).
3. Prepare and submit your completed material via Express Development Applications Online including
   1. DA Form 1 and DA Form 2 (where required for Building Work);
   2. Accredited Consultants Report template, and
   3. Supporting information (all other relevant documentation including plans and drawings) for Pre-submission Validity Check (see below).
4. Upon receiving a lodgement ready letter, lodge your application.

Stage 3 – Assessment and decision

• Council, as assessment manager, will assess the application and provide a decision within 10 business days.

Once a consultant is accredited (as outlined in Stage 1 above), the Express DA process is straightforward.

Step 1: Check project eligibility

Check if your application meets the eligibility requirements detailed in the Express DA Application Guideline ( PDF, 1.23 MB ).

Step 2: Prepare and submit your application for a pre-submission validity check

The pre-submission validity check is mandatory for all potential Express DA applications to make sure the application has all the necessary information for assessment and is ready to lodge.

Refer to "Pre-submission validity check" topic below for further information on this step.

Prepare your application following the Express DA application resources and submit for pre-submission validity check.

Step 3: Finalise and lodge your application

Once you receive a Lodgement Ready letter from us you can lodge your application for assessment online via Council’s Express Development Applications Online portal using the Express DA application form.

You must include your Express DA accreditation number in your online application, so keep this number handy.

Step 4: Assessment

Council’s Development Assessment team will review your application against the Lodgement Ready letter you received to ensure all amendments noted have been addressed. A Planning Officer will be assigned to assess your application and determine the outcome.

Step 5: Decision

The Planning Officer will finalise their assessment and provide a Decision Notice within 10 business days.

Council's Development Assessment team must review an Express DA prior to lodgement, to determine if the application is lodgement ready. The accredited consultant must request a pre-submission validity check as the first step in the Express DA process. Council will respond and advise whether the application is eligible for lodgement.

The pre-submission validity check is mandatory, free of charge and expected to take up to 10 business days from receipt of a pre-submission request. It aims to:

• ensure applications are on the right track;
• address any potential issues up front; and
• eliminate the likelihood of an information request.

A pre-submission request is to be lodged electronically via Express Development Applications online. Select the "Express DA - Pre-submission" option at the question "What is the development type" towards the bottom of the form.

To request a pre-submission validity check, the accredited consultant must complete and lodge the following documents in the required format::

The Accredited Consultant can proceed to lodge the application as an Express DA once Council officers advise that the application is “lodgement ready”.

Express DAs are to be lodged electronically via Express Development Applications online. Select the "Express DA - Development Application" option at the question "What is the development type" towards the bottom of the form.

The Accredited Consultant must complete and lodge the following documents in the required format:

Express DA forms and guidelines

• Express DA Accredited Consultants Report template ( DOCX, 0.2 MB )
• Development Application Form 1
• Development Application Form 2 (where required)
• Owner's Consent
• Supporting information (plans)
• Accreditation Application Kit ( PDF, 1.1 MB )
• Express DA Application Guideline ( PDF, 1.23 MB )

Council online mapping and resources

• CairnsPlan property report
• CairnsPlan 2016 v3.1 Interactive Mapping – (zoning and overlays)
• Utility Services mapping – (building envelopes, location of stormwater, sewer* and water infrastructure)