How to Meet Council Requirements for a DA with a Strong Statement of Environmental Effects

When lodging a Development Application (DA) in NSW, the document can make or break your approval chances is the Statement of Environmental Effects (SEE).

A well-prepared SEE isn’t just a formality; it’s a detailed planning justification that councils use to assess whether your proposal complies with local and state legislation and won’t result in adverse impacts.

At StraightLine Planning, we’ve prepared SEEs for everything from dual occupancies on bushfire-prone land to childcare centres in residential zones and commercial change-of-use approvals in heritage precincts.

Below is a step-by-step guide backed by real-life case studies on how to craft a robust SEE that aligns with council requirements and reflects planning best practice.

If you aren't up for writing your own, we offer a competitively-priced service for writing one for you.

Statement of Environmental Effects (SoEE)

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1. Understand the Planning Framework

What Councils Expect

Your proposal must align with:

• Local Environmental Plans (LEPs) – Zoning, height, lot size, and land use controls

• Development Control Plans (DCPs) – Design, amenity, landscaping, parking

• State Environmental Planning Policies (SEPPs) – Broader statewide policies such as the Housing SEPP, Infrastructure SEPP or Exempt/Complying Codes SEPP

📍 Example: In a dual occupancy proposal at Castle Hill, the site was under the minimum lot size. We submitted a Clause 4.6 variation and demonstrated consistency with the LEP’s objectives—securing DA approval and boosting the client’s property value.

2. Describe the Proposed Development in Detail

Your SEE should clearly state:

• What you’re building or changing

• How the site will operate (hours, access, staffing)

• Attach site plans, architectural drawings, and operational layouts

📍 Example: For a massage studio in Parramatta, we outlined operational details including soundproofing, business hours and staff management.

Council was initially concerned about noise for neighbouring residents, but our SEE addressed this thoroughly, resulting in approval.

3. Conduct a Thorough Site Analysis

Assess site conditions including:

• Slope, drainage, soil stability

• Flood risks or bushfire exposure

• Proximity to services, public transport and amenities

📍 Example: A warehouse expansion in Unanderra (Wollongong) was on flood-prone land. We worked with engineers to prepare a flood impact study, and included a detailed site assessment in the SEE. Raised slab design and stormwater detention were critical in obtaining council approval.

4. Address Environmental Impacts and Constraints

Detail any potential impacts on:

• Biodiversity and ecological habitats

• Water and air quality

• Bushfire or flood management zones

Include technical reports where relevant (e.g. BAL, ecology, geotechnical).

📍 Example: For a granny flat in Gosford, located in a bushfire-prone zone, we completed a Bushfire Attack Level (BAL) assessment and amended the design to include ember-resistant materials. Our SEE ensured full compliance with bushfire controls, leading to approval.

5. Propose Practical Mitigation Strategies

Show that your development won’t create avoidable impacts. Include:

• Noise mitigation (acoustic treatment, operational limits)

• Stormwater and erosion control

• Waste and construction management

  
  

📍 Example: A transport depot in Moorebank, near residential homes, raised noise concerns. Our SEE included acoustic reporting and a detailed operations plan with vehicle restrictions and route adjustments. Council approved the DA with minimal conditions.

6. Consider Heritage Impacts if Applicable

If the site is within or near a heritage conservation area, or involves a heritage-listed building, your SEE must address:

• Heritage streetscape and architectural character

• Any internal or external alterations

• A Heritage Impact Statement (HIS), if required

📍 Example: For a retail fit-out in a heritage building in Cooks Hill (Newcastle), we worked with a heritage architect and included a HIS. Our SEE outlined sympathetic internal works that preserved the building’s significance—resulting in a seamless approval process.

7. Assess Traffic, Parking and Access Impacts

Discuss:

• On-site car parking provision

• Access points for vehicles and pedestrians

• Traffic flow and loading areas

📍 Example: A childcare centre in Narellan (Camden) faced community objections over parking and congestion. Our SEE incorporated a traffic impact assessment and proposed staggered pick-up/drop-off times and acoustic fencing. These strategies resolved council concerns and gained approval.

8. Demonstrate Energy Efficiency and Sustainability

For residential proposals, this includes:

• BASIX Certificate compliance

• Natural light and ventilation strategies

• Energy-efficient systems and sustainable design

📍 Example: For a new home in Murwillumbah, located in a flood-prone area, we designed raised footings and included passive solar orientation in the design. Our SEE showed how the house complied with both flood and sustainability standards.

9. Justify Compliance with Planning Controls (or Justify Variations)

Clearly explain:

• How the proposal complies with LEP and DCP provisions

• Why any non-compliance is reasonable or justified

• Include a Clause 4.6 Variation Request, if necessary

📍 Example: A 12-room boarding house in Kingsford exceeded height and parking controls. We submitted a detailed SEE and supporting parking demand study, demonstrating compliance with the Housing SEPP and justifying the variation. Council approved the project.

10. Attach Supporting Documentation

An effective SEE is never standalone. Support it with:

• Architectural and site plans

• Traffic, acoustic, and environmental reports

• Flood, heritage or bushfire assessments

• Operational and waste management plans

📍 Example: A gym fit-out in Hamilton (Newcastle) needed acoustic treatment to comply with noise standards. Our SEE included a noise impact study and operational restrictions, securing approval without neighbour complaints.

11. Engage in Pre-Lodgement Consultation

Before lodging your DA:

• Meet with council planning officers to review your draft SEE

• Get feedback on likely concerns or documentation gaps

• Adjust your proposal early—avoiding rejection or Requests for Information (RFIs)

📍 Example: In a pub-to-bar conversion in Newtown, we held a pre-DA meeting where council raised noise and patron management issues. We addressed these in our SEE with a noise management plan and operating hour limits—leading to approval with no public objections.

12. Structure Your SEE for Success

🗂 Keep it logical and accessible:

• Use clear headings (e.g. “Traffic Impacts,” “Heritage Considerations”)

• Include an executive summary

• Attach appendices with reports and plans

• Use bullet points and tables where appropriate

📍 Pro Tip: Council planners may only have 30–60 minutes to review your SEE. Structure it for readability and highlight key justifications clearly.

Final Thoughts: The SEE Is Your DA’s Cornerstone

A well-prepared Statement of Environmental Effects does more than check a box, it reflects professional planning expertise, community awareness and regulatory understanding.

Whether your project is a home extension, childcare centre, industrial expansion or commercial change of use, the SEE is where your case is made or lost.

Need an Expert SEE? Work With the Best in the Field

At StraightLine Planning, we’ve prepared hundreds of SEEs that have led to DA approvals across NSW in challenging contexts: flood zones, bushfire areas, heritage precincts, small lots, and more.

Real Experience. Real Results.

• A group home in Quakers Hill approved under strict SEPP guidelines

• A signboard in Penrith approved against advertising restrictions

• A garage conversion in Lake Macquarie approved after a successful parking strategy

• A change of use application for a hairdresser in Kirrawee legalised through retrospective planning

Get in touch today for a tailored SEE that sets your DA up for success.