Accurate Development Cost Reports for Council Contributions

For many developments across NSW, council contribution fees form an important part of the approval and budgeting process. Whether lodging a Development Application (DA) or preparing supporting documentation for council approval, an accurate Section 94 / Section 7.11 Report is essential to ensure compliance, avoid delays, and prevent unnecessary contribution overpayments.

At Leighton Rowe, we prepare professional and council-compliant Section 94 (now commonly referred to as Section 7.11) Reports for residential, commercial, mixed-use, and development projects.

Our reports provide clear, accurate, and independent construction cost assessments aligned with council requirements and current legislative frameworks.

What is a Section 94 / Section 7.11 Report?

A Section 94 Report — now generally referred to as a Section 7.11 Cost Report under the Environmental Planning and Assessment Act 1979 (NSW) — is a document used to assess the construction value of a development for council contribution purposes.

Councils use these reports to calculate developer contributions required to fund local infrastructure and community facilities impacted by new developments.

These contributions may support:

● Roads and transport infrastructure

● Parks and recreational facilities

● Community centres and public amenities

● Stormwater and drainage infrastructure

● Public domain and environmental improvements

● Local services and utility upgrades

The purpose of the report is to ensure contribution fees are calculated fairly and proportionally based on the scale and value of the proposed development.

When is a Section 94 / 7.11 Report Required?

A Section 94 / 7.11 Report is commonly required during the Development Application (DA) process and, in some cases, for Complying Development Certificate (CDC) applications where council contributions apply.

Reports are typically required when:

● Construction costs exceed council reporting thresholds

● The development increases demand on local infrastructure

● Additional dwellings or floor area are proposed

● The project requires formal council approval

Different NSW councils apply different contribution plans and cost thresholds.

Common Threshold Examples

Developments Above $100,000

Many councils require a Cost Summary Report prepared by a qualified professional.

Developments Above $500,000

Projects above this threshold often require a detailed cost report prepared and certified by a registered Quantity Surveyor (QS).

Because requirements vary between councils, it is important that reports are prepared in the correct format and aligned with the relevant contribution plan.

What Does a Section 94 / 7.11 Report Include?

A professionally prepared report typically includes:

Development Details

Assessment of the project scope, building type, floor areas, and proposed use.

Construction Cost Assessment

Detailed construction cost calculations based on current market rates and council-approved costing methodologies.

Gross Floor Area Measurement

Accurate measurement of gross floor areas (GFA) in accordance with council and AIQS requirements.

Professional Fees & Associated Costs

Assessment of consultant fees, preliminaries, contractor margins, and applicable project-related costs where required.

Supporting Documentation

Council forms, cost summaries, declarations, and compliance documentation prepared for submission.

Compliance & Justification

Clear explanation of how project costs have been calculated to satisfy council assessment requirements.

Why Accurate Section 94 Reports Matter

An incorrectly prepared cost report can lead to:

● Delays in DA assessment

● Requests for further information from council

● Overpayment of contribution fees

● Disputes regarding construction value

● Approval complications during the planning process

A professionally prepared report helps ensure smoother approvals and greater financial certainty before construction begins.

How Leighton Rowe Prepares Your Report

Our Quantity Surveyors follow a structured process to ensure accuracy, compliance, and efficient turnaround times.

Project & Documentation Review

We review architectural drawings, DA documentation, specifications, and project scope details.

Measurement & Cost Assessment

Construction costs are assessed using recognised AIQS methodologies and current market rates.

Council Compliance Review

Reports are prepared in accordance with relevant council contribution plans and submission requirements.

Preparation of Supporting Forms

Required declarations, cost summary forms, and supporting documentation are completed for council submission.

Final Certified Report Delivery

The completed report is issued in a professional format ready for lodgement with council.

Why Choose Leighton Rowe?

Leighton Rowe provides independent and professionally prepared Section 94 / 7.11 Reports tailored to council requirements  throughout Australia.

Our Expertise Includes:

● Section 94 / Section 7.11 Cost Reports

● DA and CDC cost reporting

● AIQS-based cost assessments

● Gross Floor Area (GFA) calculations

● Council contribution compliance

● Development cost verification

Our team includes AIQS-certified Quantity Surveyors with experience preparing reports for residential, commercial, mixed-use, and civil developments.

Fast, Accurate & Council-Compliant Reporting

We understand that timing is critical during the planning and approvals process. Our team focuses on delivering accurate and council-ready reports efficiently to help keep your project moving forward.

By engaging Leighton Rowe, clients benefit from:

● Accurate construction cost reporting

● Reduced risk of contribution disputes

● Faster approval support

● Clear and transparent cost assessments

● Professional QS certification and compliance

Need a Section 94 / 7.11 Report?

Leighton Rowe provides professional Section 94 and Section 7.11 Cost Reporting services for developments across Australia.

Contact our team today to discuss your project requirements and council reporting needs.