How Do I Write a Statement of Environmental Effects (SEE)?

If you’re planning to submit a Development Application (DA) in New South Wales, one of the most essential documents you’ll need is a Statement of Environmental Effects (SEE).

This document forms the backbone of your application and helps council officers assess whether your proposed development complies with local planning laws, will cause adverse environmental impacts or pose unacceptable risks to the neighbourhood or ecosystem.

But what exactly does a Statement of Environmental Effects involve, and how do you prepare one properly?

What Is a Statement of Environmental Effects?

A Statement of Environmental Effects (SEE) is a written report that must accompany most DAs submitted to local councils in NSW.

It describes the proposed development in detail and explains how it complies with relevant planning policies while addressing any potential environmental or social impacts.

The SEE provides context for the decision-making process, making it easier for council planners, stakeholders and the public to understand what’s being proposed and how the impacts will be managed.

When Do You Need an SEE?

Under the Environmental Planning and Assessment Act 1979, most development applications in NSW require an SEE, with only a few exemptions for minor exempt or complying development types (like some carports or fences under the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008).

If you are planning:

• A home extension,

• A granny flat or secondary dwelling,

• A duplex or multi-dwelling project,

• A commercial change of use,

• A subdivision or boundary adjustment,

…you will most likely need to include a professionally prepared SEE in your submission.

Key Components of a Statement of Environmental Effects

Here’s what a comprehensive SEE should typically include:

1. Site Description

You’ll need to clearly identify the subject land, including:

• Lot and DP number

• Street address and zoning

• Current use of the land

• Any existing structures or vegetation

• Access points and services (water, electricity, sewer)

This section also references relevant LEPs and DCPs, such as zoning under the Canterbury Bankstown LEP 2021 or overlays like heritage or flood risk.

2. Detailed Description of Proposed Works

This part outlines the scope of your development. For example:

• Are you building a new dwelling, or altering an existing structure?

• Will there be demolition?

• Are you adding bedrooms, modifying the façade or converting a garage?

It’s also important to include floor area, height, setbacks and materials where relevant.

3. Environmental Impact Assessment

Councils expect to see discussion of how your development will affect:

• Visual character and streetscape

• Privacy and solar access for neighbours

• Stormwater runoff and flooding

• Vegetation and biodiversity (especially if clearing is involved)

• Noise, traffic or parking demand

This section also needs to address cumulative impacts and whether the development will trigger any thresholds under relevant SEPPs (like SEPP (Sustainable Buildings) 2022 or SEPP (Transport and Infrastructure) 2021).

4. Mitigation Measures

A good SEE anticipates concerns and proposes reasonable solutions. This might include:

• Privacy screens or landscaping

• Acoustic insulation

• Rainwater tanks and on-site detention

• Construction management protocols

The goal is to show council you’ve considered impacts and have designed the proposal to minimise harm where possible.

5. Planning Compliance Analysis

This section demonstrates that your proposal:

• Meets the objectives of the zone under the LEP

• Complies with specific numerical controls (e.g. floor space ratio, height, setbacks)

• Satisfies any relevant State policies or development codes

• Justifies any variations via Clause 4.6 (if applicable)

If you're seeking to vary a control, the SEE must provide clear reasons why strict compliance is unnecessary or unreasonable and why the proposed alternative still achieves the planning outcomes.

Real Example: Dual Occupancy in Newcastle

At StraightLine Planning, we recently assisted a builder in Newcastle preparing an SEE for a proposed dual occupancy development on a narrow block zoned R2 Low Density Residential.

The site was next door to a heritage-listed cottage, triggering strict controls around building height, materials and visual impact. Council had previously rejected similar applications due to concerns about bulk and scale.

To resolve this, we:

• Included a Heritage Impact Statement outlining how our proposal complemented the adjacent property’s character.

• Proposed a stepped design that reduced height at the rear and incorporated lightweight cladding.

• Added landscaping along the shared boundary to buffer visual impact.

Our SEE also included a solar access analysis, overshadowing diagrams and a detailed compliance table cross-referencing each DCP control. Council officers praised the clarity of the submission and approved the application without requesting additional information or design changes.

Final Tips

• Always tailor the SEE to your specific site and council – there’s no one-size-fits-all template.

• Avoid generic statements – use maps, photos, and diagrams where possible.

• Work with a professional town planner if the site is complex, heritage-affected or flood-prone.

At StraightLine Planning, we specialise in preparing SEEs for developments across Greater Sydney and regional NSW. Whether you're planning a new home, a commercial fit-out or a subdivision, we’ll help you get it right from the start.

Contact us for help drafting a compliant, persuasive Statement of Environmental Effects for your next project.