Quick answer
Planning consent asks whether a development suits its site under the Planning and Design Code, covering use, siting, height, setbacks and design. Building rules consent asks whether it will be built safely under the National Construction Code, covering structure, fire safety, energy efficiency and waterproofing. In South Australia you normally need both, plus land division consent if you are dividing land. Together they form development approval, and building work can't start until development approval is granted.
Key points
- Planning consent is about the site and the neighbourhood. Building rules consent is about construction.
- Development approval is granted once every required consent is in place.
- Building rules consent can come from council or a private accredited building certifier.
- Different drawings serve each consent: planning drawings first, then working drawings.
What is planning consent?
Planning consent is the first test. A relevant authority assesses your proposal against the Planning and Design Code for your zone and any overlays. Depending on the proposal, that authority may be the council's assessment manager or assessment panel, an accredited professional, or the State Commission Assessment Panel.
It looks at things like:
- Land use, and whether the zone envisages it
- Building height, setbacks and site coverage
- Private open space, landscaping and tree planting
- Overlooking, overshadowing and the look of the street front
- Car parking, driveways and access
Planning drawings for this stage show the site plan, floor plans, elevations and a landscape plan. Our Parafield Gardens project recently received planning consent from the City of Salisbury on drawings like these.
What is building rules consent?
Building rules consent checks that the building will be safe, healthy and durable. It's assessed against the National Construction Code and the relevant Australian Standards. It needs more detailed working drawings, typically with:
- Structural engineering for footings, slab, frames and beams
- A soil or site investigation report
- An energy efficiency assessment
- Wet-area waterproofing, glazing, stair and balustrade details
- Stormwater and drainage design
Building rules consent can be issued by the council or by a private accredited professional (a building certifier).
How development approval ties them together
Under the Planning, Development and Infrastructure Act 2016, development approval is granted once every consent the project needs is in place: planning consent, building rules consent and, where land is being divided, land division consent. You can't start building work until development approval is issued. On our Payneham South home, development approval and building rules consent were both in place before construction began.
Assessment pathways at a glance
| Pathway | What it means |
|---|---|
| Exempt / accepted | Minor works that don't need planning consent, though building rules consent may still apply. |
| Deemed-to-satisfy | Meets every listed standard, so planning consent must be granted. |
| Performance assessed | Assessed on merit against the Code's performance outcomes. Some applications are publicly notified. |
| Restricted / impact assessed | Less common pathways for unusual or major proposals. |
Which comes first?
Planning consent usually comes first. There's little point paying for full engineering and working drawings until you know the design is supported, because planning changes flow straight into the structure. Once planning consent is granted, the working drawings are finalised and building rules consent follows.
Frequently asked questions
Can I start building with only planning consent?
No. In South Australia building work can't start until development approval is granted, which needs both planning consent and building rules consent (and land division consent if land is being divided).
Who issues building rules consent in SA?
Either the local council or a private accredited professional (a building certifier) can assess and issue building rules consent.
Does a new house need planning consent?
Generally, yes. A new dwelling is usually assessed as deemed-to-satisfy or performance assessed under the Planning and Design Code, depending on the zone and whether it meets every standard.
What drawings do I need for planning consent?
Typically a site plan, floor plans, elevations and a landscape plan showing site coverage, private open space and soft landscaping. Detailed engineering is usually left for building rules consent.
General information about South Australia's planning and building system, current at the date above. It isn't legal or planning advice for a particular site. Talk to us about yours.
