What is changing in the NSW development-application process?
NSW is pursuing development-assessment and housing reforms intended to improve how applications are prepared and assessed. In July 2026, the NSW Government announced a digital tool intended to help applicants identify the information needed to lodge a development application. At the time of writing, the tool was expected later in 2026; applicants should not assume that it is already operating or that it replaces professional advice.
Faster or more consistent lodgement does not mean every project needs a geotechnical report, nor does it remove the need for project-specific engineering evidence where ground conditions, proposed works or an approval authority make that information relevant.
A council, certifier, structural engineer or other project adviser may request geotechnical information when the proposed development presents a ground-related design or construction question. The need depends on the actual site, proposal, applicable planning controls, hazard information and written requirements rather than one blanket rule across Sydney.
Examples can include sloping land, proposed excavation, retaining walls, existing or proposed fill, variable founding material, groundwater, a basement, proximity to neighbouring structures or a particular site-specific condition raised during assessment.
- A proposed dwelling, duplex or townhouse on a sloping or filled site.
- Basement excavation or works close to a boundary or neighbouring building.
- A retaining wall or cut-and-fill proposal requiring ground-related design inputs.
- An approval request that specifically asks for site stability, founding or excavation information.
- A residential footing design that needs an AS 2870 site classification.
A site classification and a DA investigation are not always the same
An AS 2870 site classification is generally directed at residential site conditions and footing or slab design. A broader investigation undertaken with reference to AS 1726 where applicable may instead need to address excavation, bearing conditions, fill, groundwater, retaining structures, slope stability or other project-specific questions.
If a development application includes a particular geotechnical request, the most useful quotation starts with that exact wording. A standard site classification may not answer a more detailed stability or excavation question, while a larger investigation is not automatically necessary for every straightforward house.
What to send when your council or designer requests a report
Send the site address, architectural or site plans, survey and available proposed levels. Include the council letter, development consent condition, planner's request or structural engineer's question in its original form, together with photographs showing site access, retaining walls, slopes or existing structures.
The scope can then be matched to the investigation locations, likely depth, site constraints and engineering deliverables that are actually necessary. DA and CDC geotechnical support is scope-based; geotechnical investigations start from $2,200 where that service is the appropriate fit.
Some NSW reforms are proposed, under consultation or being introduced in stages. Whether a change applies to a particular property depends on the current planning instruments, the development pathway and the relevant consent authority or certifier.
Applicants should confirm current requirements with the appropriate project professional. A streamlined application process is most valuable when the technical information included in the application genuinely addresses the specific ground and construction risks.
Common questions
NSW DA reforms and geotechnical reports: common questions
Do the 2026 NSW DA reforms require every applicant to obtain a geotechnical report?+
No. A geotechnical report is relevant where the development, site conditions, design needs or approval authority identify a genuine requirement. The reforms do not create one universal geotechnical reporting rule.
Can I use a basic site classification to satisfy any council geotechnical request?+
Not necessarily. An AS 2870 site classification supports residential footing considerations, while a council request may concern excavation, retaining walls, groundwater, slope or other project-specific matters.
What should I provide to obtain an accurate DA geotechnical quotation?+
Provide the address, plans, survey, site photographs and the exact council, certifier or designer request. Include proposed excavation, retaining structures and any known access limitations.
Need DA and CDC geotechnical support in Sydney?
Get a scope matched to the project
Send the site address, proposed works, current plans and any request from your builder, engineer, council or certifier. Sydney Geotechnical will review the information and confirm an appropriate scope and fee.
This guide provides general information only and is not a substitute for investigation, engineering advice, footing design or approval advice for a particular property. Project requirements and ground conditions must be assessed site by site.
