The Inner West of Sydney covers a patchwork of councils, each with their own approach to demolition approvals. The good news: NSW's Complying Development Certificate (CDC) pathway means most demolitions don't need a full Development Application. The bad news: every council interprets the rules slightly differently. Here's what owners need to know before lodging.
CDC vs DA: which one applies to you?
A Complying Development Certificate (CDC) is issued by a private certifier in 7–10 working days. It's available for demolitions that meet specific criteria — chiefly, the property isn't heritage listed, isn't in a conservation area, doesn't have significant trees that need removal, and the new build is going to be a complying development too.
A full Development Application (DA) is required when:
- The property is heritage-listed or in a Heritage Conservation Area
- Significant trees need removal
- The site is in a flood, bushfire or acid sulfate soil zone
- The new use doesn't meet complying development standards
DAs typically take 6–12 weeks. The fee is council-dependent but $1,500 – $4,500 is typical for a residential demolition.
Strathfield Council
Strathfield is one of Sydney's busiest knock-down-rebuild markets. The council has clear procedures and most demolitions go through CDC. Watch for:
- Heritage conservation areas in Strathfield Conservation Area C1, C2, C3 — these need full DA
- Tree Preservation Order (TPO) applies to any tree over 5 m or with a trunk diameter over 300 mm
- Section 68 approval is required for stormwater connection changes
For demolition projects in Strathfield, we've worked with most local private certifiers and know the timing.
Burwood Council
Burwood applies strict dust, noise and waste rules — you'll need a Waste Management Plan with most applications. Asbestos handling rules are aggressively enforced. See our NSW asbestos compliance checklist for what's required.
Canada Bay Council (Concord, Drummoyne, Five Dock, Rhodes)
Canada Bay has significant heritage stock around Concord and Drummoyne. Many streets are in conservation areas where full DAs are mandatory. Tree removal in Canada Bay requires a separate permit and is often the longest-lead item on the project. We service Concord and Drummoyne weekly and can advise on local quirks.
Inner West Council (Ashfield, Croydon, Leichhardt)
Inner West Council is notoriously slow on DAs — 12–16 weeks is not unusual. Use a CDC where possible. The council has strict requirements on dilapidation reports for neighbouring properties, especially on terraces and semi-detached homes.
City of Parramatta Council
Parramatta covers a huge area including major commercial and residential precincts. For commercial demolition work in Parramatta CBD, expect a DA with full engineering, traffic and waste management plans. Residential is usually CDC.
Section 68 approvals
Section 68 of the Local Government Act covers activities that need separate council approval — stormwater connection works, hoarding on public land, road closures, and waste skip placement on the street. Most demolition jobs need at least one Section 68 approval, even when the main demolition is CDC.
Documents your demolition contractor needs
Whichever approval pathway you use, your contractor will ask for:
- Approval certificate (CDC or DA)
- Hazmat / asbestos survey
- Stamped demolition plans
- Engineering reports (commercial)
- Disconnection certificates from Sydney Water, Ausgrid, Jemena
- Traffic management plan (where applicable)
- Dilapidation reports (where applicable)
Typical permit timelines
| Pathway | Typical time | Typical fee |
|---|---|---|
| CDC (private certifier) | 7–10 days | $1,200 – $2,200 |
| DA (council, residential) | 6–12 weeks | $1,500 – $4,500 |
| DA (council, commercial) | 12–24 weeks | $5,000 – $25,000 |
| Section 68 | 2–4 weeks | $400 – $1,200 |
Practical advice for owners
- Engage a private certifier in week one — they'll tell you within 48 hours whether CDC is even possible.
- Start utility disconnections in parallel with the approval — they're 4–6 week lead times.
- If you're in a heritage area, get a heritage consultant onside early.
- Don't sign a demolition contract until you have the approval pathway confirmed.
Need help understanding which approval pathway your project needs? Get in touch — we've worked with every Inner West council and can usually tell you within one site visit.
Frequently asked questions
Do I always need a DA to demolish a house?+
No — most Sydney knock-down rebuilds qualify for a Complying Development Certificate (CDC) issued by a private certifier in 7–10 working days. DAs are needed for heritage, conservation areas and significant tree removal.
Which Inner West council is the fastest?+
Strathfield and Burwood are generally responsive on CDC. Inner West Council (Ashfield, Croydon, Leichhardt) tends to be slowest on full DAs — 12–16 weeks is common.
What is a Section 68 approval?+
Section 68 of the Local Government Act covers separate council approvals for things like stormwater connections, hoardings on public land, road closures and street skips. Most demolition jobs need at least one.
Can my contractor lodge the approval for me?+
Yes — we work with private certifiers across the Inner West and can manage the CDC lodgement, hazmat survey, dilapidation reports and Section 68 approvals as part of the project.