Building in Penrith: Council Tips and Approval Timelines

Penrith is one of our most active build areas. With Penrith Lakes, Glenmore Park, Werrington, Caddens, Erskine Park and Jordan Springs all in active residential development, the council sees high DA volume. Here is how to navigate Penrith Council efficiently as of 2024.

Penrith Council overview

Penrith City Council covers a large LGA from Penrith CBD through Glenmore Park, Cranebrook, Werrington, Kingswood, St Marys and out to Cambridge Park. Approval style is generally pragmatic and fast for straightforward residential applications. Heritage and environmental overlays are present in specific pockets (older parts of central Penrith, near the Nepean River).

The CDC pathway in Penrith

For standard new dwellings on a typical residential block, the Complying Development Certificate pathway is usually the right choice. Penrith Council does not slow CDCs because they go through private certifiers. We typically use certifiers with strong Penrith experience for fastest turnaround.

CDC works when:

• Block is 450 sqm or more
• Setbacks meet the State Environmental Planning Policy
• Single dwelling, not dual occupancy in some zones
• Block is not in heritage, bushfire BAL 40+, or significant flood

When DA is required

• Heritage or character precincts (parts of Penrith CBD, parts of St Marys)
• Bushfire-prone land with BAL 40 or higher
• Flood-prone land (Nepean River corridor)
• Designs that exceed FSR (Floor Space Ratio) or building height in LEP
• Subdivision or dual occupancy in some zones
• Tree removal where the tree is protected

DA timelines in 2024 average 12 to 18 weeks. Sub-divisions and dual occupancy at 16 to 24 weeks.

Section 7.11 contributions in Penrith

Indicative 2024 rates by precinct:

• Standard Penrith residential: $5,500 to $7,500 per dwelling
• Glenmore Park: $7,000 to $9,500
• Penrith Lakes (release area): $9,500 to $12,500
• Caddens / Werrington (Western Sydney University precinct): $6,500 to $8,500
• St Marys town centre: $5,000 to $7,000

These are paid at DA approval or CDC issuance and are non-negotiable.

Soil and site conditions across Penrith

• Wianamatta shale (most of Penrith East, Glenmore Park): A or M class. Standard slab.
• Hawkesbury sandstone (some of South Penrith, Mulgoa road corridor): Can be problematic. Rock excavation possible.
• Alluvial clay (Nepean flats, parts of Castlereagh): Reactive P-class. Piering required.
• Filled ground (former tip sites, some parts of Werrington): Site-specific engineering required.

The soil class affects slab cost by $8,000 to $30,000. Get the soil test before signing on a fixed price.

Penrith-specific build watch-outs

• Stormwater detention: Required on many Penrith blocks. Underground tank or above-ground basin. Adds $5,000 to $10,000.
• Bushfire risk: Western fringes (Mulgoa, parts of Glenmore Park near reserves) have BAL ratings. Get a bushfire assessment early.
• Flood overlay: Nepean River corridor and some creek lines. Pre-purchase due diligence essential.
• Tree retention: Mature gums (eucalyptus) on Penrith blocks are usually protected. Council unlikely to approve removal unless there is a safety or hazard case.

Indicative build prices in Penrith

• Single storey 4 bedroom Modern Essential: $390,000 to $470,000
• Double storey 4 bedroom Elite: $560,000 to $720,000
• Double storey 5 bedroom Master Craftsmen: $820,000 to $1.15 million
• Granny flat (60 sqm): $145,000 to $190,000

Land in Penrith ranges from $400,000 (smaller blocks in older suburbs) to $750,000 (Penrith Lakes premium estates).

What a Penrith builder should know

• Council certifiers commonly used in the area and their turnaround times.
• Section 7.11 schedules per precinct.
• Soil class implications for slab pricing.
• Stormwater detention requirements.
• Heritage and bushfire overlay locations.