Common Mistakes to Avoid When Writing a Statement of Environmental Effects

Submitting a development application (DA) in NSW without a well-prepared Statement of Environmental Effects (SEE) is one of the most common causes of rejection, delays or requests for additional information.

Whether you're working with a town planner in Sydney or preparing documents for a regional planning NSW project, getting the SEE right is essential.

At StraightLine Planning, our team of expert town planners in NSW has prepared hundreds of SEEs for commercial, residential and mixed-use developments.

We’ve reviewed countless poor-quality submissions and understand exactly where most go wrong. This article outlines the most frequent errors made in SEE document preparation and how to avoid them.

1. Insufficient Detail

Omitting Required Information

Leaving out basic but essential elements such as the development description, zoning, site context or surrounding land uses often results in an incomplete SEE.

A credible development application statement must explain what is being proposed and why it meets planning objectives.

Lack of Site Context

Many SEE documents fail to acknowledge site constraints such as heritage items, flood risk, bushfire exposure or adjoining land uses.

This can lead to council requesting further clarification or rejecting the DA entirely.

Best Practice:

A high-quality SEE should detail the site history, current land use, zoning under the Local Environmental Plan (LEP), and how the development responds to the local context.

This is a core requirement in the planning approval document process.

2. Non-Compliance with Planning Controls

Ignoring LEPs, DCPs and SEPPs

Failure to demonstrate compliance with key planning instruments is a critical flaw. Every environmental effects report must align with the Local Environmental Plan (LEP), Development Control Plan (DCP), and relevant State Environmental Planning Policies (SEPPs).

Inadequate Mitigation Measures

A DA environmental statement must show how environmental impacts are being managed.

Submitting vague or non-committal mitigation strategies undermines your application.

Example: StraightLine Planning assisted a gym in Hamilton that required acoustic treatment to comply with noise restrictions. Our SEE included detailed mitigation measures, resulting in successful DA approval in NSW.

3. Poor Identification of Environmental Impacts

Overlooking Key Environmental Issues

A SEE must assess all relevant impacts such as biodiversity loss, traffic congestion, stormwater runoff, or changes to visual amenity. Too often, these are only partially addressed.

Failure to Assess Cumulative Impacts

DAs are not assessed in isolation. Failing to acknowledge how your project fits within broader development patterns or cumulative impacts of nearby projects may raise red flags during council assessment.

Best Practice: Include a thorough project impact assessment that covers environmental, social and operational outcomes.

4. Lack of Supporting Documentation

Missing Appendices or Technical Reports

Every SEE must be supported by accurate, current technical documentation. For example, traffic impact assessments, acoustic reports, arborist reports or heritage impact statements may be required depending on the site.

Inaccurate or Outdated Plans

All site plans, elevations and survey drawings must align with the information in the SEE. Inconsistencies between reports and plans are a major cause of assessment delays.

Tip: Use council-provided checklists and confirm document formats meet planning portal NSW DA requirements. StraightLine Planning prepares every environmental compliance report in line with these standards.

5. Overgeneralisation

Generic Language

A planning consultant in NSW should never submit an SEE filled with vague language such as "the development complies with all applicable controls" without evidence. Council officers expect specificity.

One-Size-Fits-All Templates

While templates may be suitable for minor developments, they are not appropriate for commercial or mixed-use proposals. Every SEE document preparation should be tailored to reflect the unique characteristics and planning context of the site.

Example: We revised a retail DA in Manly where the original SEE used generic language. Our rewritten SEE included site-specific references to the heritage conservation area and compliance with local signage controls, leading to approval.

6. Administrative Errors

Inconsistent Information

Mismatched information between the SEE, the DA form, the BASIX certificate and the site plans causes unnecessary confusion. Accuracy across all documents is critical when lodging development applications.

Failure to Consult Early

Applicants often overlook early engagement with council. This leads to missed opportunities to identify key concerns before lodgement.

Solution: Pre-lodgement meetings are strongly encouraged, particularly for complex proposals or those involving heritage planning in Sydney or areas requiring a Clause 4.6 variation.

7. Misjudging the Development Scale

Underestimating the Impact

Some applicants submit a short-form SEE for proposals that have significant environmental or operational impacts. Councils expect a level of documentation proportionate to the complexity and scale of the proposal.

Failing to Prepare an Environmental Impact Statement (EIS)

For designated developments or projects with high environmental sensitivity, a basic SEE may not be sufficient. In those cases, an EIS is required under Part 5 of the Environmental Planning and Assessment Act.

Why Choose StraightLine Planning

We specialise in high-quality SEE document preparation for commercial, industrial and mixed-use projects.

As experienced planning consultants in Sydney, our team ensures every environmental impact report in NSW is tailored, compliant and supported by relevant studies.

We assist clients across all stages of the DA process in NSW, including:

• Preparing development application statements

• Managing the online DA submission NSW process

• Addressing DA requirements NSW-wide

• Submitting Clause 4.6 variation requests

• Providing post-lodgement support when councils request further information

Our proven results span Sydney Metro, Greater Western Sydney and regional centres.

Whether you're applying for council development approval in NSW, fitting out a commercial tenancy, or submitting an application in a heritage zone, our services ensure compliance, clarity and results.

A poor Statement of Environmental Effects will delay your project, cost you money and jeopardise your DA. By avoiding the common mistakes outlined above and engaging a trusted planning consultant in NSW, you can ensure your SEE strengthens your application rather than holding it back.

StraightLine Planning is the trusted name in town planning services in NSW for commercial and complex developments.

Contact us today to make sure your Statement of Environmental Effects meets every requirement, on time, on budget and with the expertise councils expect.