The 2025 NSW Planning Shake-Up: How to Fast-Track Your Next Development

The NSW Government has officially introduced the most significant overhaul of the state's planning system in nearly 50 years with the Environmental Planning and Assessment (Planning System Reforms) Bill 2025. This landmark reform aims to simplify, speed up, and modernise development approvals across NSW.

For property developers, landowners, builders, and consultants, understanding these changes is crucial. At OwnerDeveloper, we break down the key reforms, why they matter, and how we help you navigate them for smarter, faster outcomes.

📊 Why the Reforms Were Introduced

For decades, NSW's planning system has been criticised for its complexity, delays, and red tape. On average, a development application (DA) in NSW must pass through multiple agencies, local councils, and subjective planning panels. This creates cost blowouts, extended holding periods, and housing supply bottlenecks.

The new Bill seeks to:

• Centralise and simplify the approvals process.

• Boost housing delivery across NSW.

• Reduce timeframes for compliant projects.

• Create clearer, standardised planning rules.

🚪 Development Coordination Authority (DCA): A One-Stop Planning Shop

The centrepiece of the reform is the Development Coordination Authority (DCA). This new body will act as a single decision-maker on behalf of up to 22 NSW Government agencies, replacing the fragmented referral process.

Key Benefits for Developers:

• One point of contact instead of multiple.

• Faster approvals and fewer conflicting conditions.

• Simplified assessment for integrated developments (biodiversity, water, transport, bushfire, etc).

OwnerDeveloper works directly with DCA staff and planning experts to fast-track your approvals with minimal friction.

📋 Faster Complying Development (CDC) with Variation Certificates

Under the reforms, minor design breaches in Complying Development Certificates (CDCs) no longer require full DA processing. Instead, developers can now apply for a "Variation Certificate", which councils must approve within:

• 10 days (Variation only)

• 20 days (CDC + Variation combined)

If not decided in time, the application is deemed approved by default.

This is a game-changer for small developers and duplex builds. OwnerDeveloper ensures your designs meet the variation thresholds and submits strategic applications that avoid costly delays.

⚖️ Targeted Assessment Pathway (TAP)

A new "middle-ground" pathway has been created: the Targeted Assessment Pathway. For areas with existing strategic plans and consultation, developers can bypass unnecessary DA hurdles.

Key Features:

• Public interest and site suitability tests removed.

• Only planning controls and public submissions considered.

• Accelerated processing for pre-zoned land.

This suits townhouse sites and medium-density housing in Housing SEPP-compliant suburbs. Our feasibility team can help determine if your site qualifies for TAP.

📅 New Planning Priorities: Housing, Climate, and Proportionality

The Bill updates the core objectives of the Environmental Planning and Assessment Act to reflect modern priorities:

• Housing supply & affordability

• Climate resilience & disaster response

• Proportionality in assessment (i.e. focus only on significant impacts)

This means assessments should be faster and fairer, especially for smaller developments. The new law aims to stop over-assessing simple builds.

📆 Deemed Approvals & Streamlined Conditions

New conditions include:

• Deemed approval of CDC variations and certain DA modifications if not assessed in 10–14 days.

• Model conditions of consent issued by SEPP, limiting council discretion.

• Standardised DA and SEE templates to reduce inconsistency.

At OwnerDeveloper, we already implement compliant SEE documents, builder scopes, and planning packs that match the new requirements.

📈 What This Means for Councils and Communities

While the reforms benefit developers, councils will lose some discretionary powers. Local input will be governed by a statewide Community Participation Plan, ending local variations in consultation standards.

Community objections will have less influence under the Targeted Assessment Pathway, raising concerns about transparency and environmental safeguards.

Developers must balance these freedoms with quality, transparency, and responsible delivery — values we prioritise at OwnerDeveloper.

📚 What This Means for You as a Developer or Landowner

If you're considering a duplex, multi-dwelling, or townhouse project in NSW, this reform could:

• Slash approval time by up to 50%

• Help you avoid DA bottlenecks

• Improve certainty of timing and cost

But speed won't help if your documents aren't compliant or your team isn't prepared.

🚀 How OwnerDeveloper Helps You Capitalise on the Reforms

We provide end-to-end planning and development solutions that are built around these reforms. Our services include:

✅ Free feasibility reports for qualifying sites

✅ Compliant plans under CDC, DA, or TAP pathways

✅ Joint Venture structuring and legal guidance

✅ Fixed-fee development management

✅ Quality control, builder tenders, and project delivery

Whether you’re building a dual occupancy or leading a larger infill project, we streamline the process.

📅 Book a Free Site Review Today

With the biggest planning changes in decades underway, now is the time to act. Let us help you:

📍 Unlock your development potential 

📄 Understand your eligibility under the new laws 

📆 Get fast-tracked for CDC, TAP or DA

If the new 2025 planning reforms have you rethinking where the best opportunities might be across Sydney, we’ve prepared a free resource to help guide your next move. Our Top 5 Suburbs to Watch in Sydney (2025 Investor’s Edition) breaks down the suburbs best positioned to benefit from the Low and Mid-Rise Housing Policy, including where duplexes and medium-density development can be fast-tracked under CDC pathways. It’s a practical, data-backed guide for developers, investors, and homeowners wanting to align their projects with the state’s new planning direction.

👉 Download your free copy here and explore where policy and long-term growth potential meet.

✉️ Book your free consultation today: https://calendly.com/ownerdeveloper/unlock-your-property-development-potential