When going through the development approval process in New South Wales (NSW), you'll likely encounter terms like Statement of Environmental Effects (SEE)Ā and Environmental Impact Statement (EIS).
While both documents assess the environmental impacts of a proposed development, they serve different purposes and apply to different scales of projects.
Understanding their differences is key to ensuring your application complies with NSW planning requirements.
What is a Statement of Environmental Effects (SEE)?
A Statement of Environmental Effects (SEE)Ā is a document that accompanies most Development Applications (DAs) to provide an overview of how the proposed development aligns with relevant planning instruments, including the Local Environmental Plan (LEP)Ā and Development Control Plan (DCP).
An SEE is required for projects that fall under the local developmentĀ category, such as residential renovations, small-scale commercial developments or subdivisions.
It identifies potential environmental, social and economic impacts of the proposal and outlines measures to mitigate them.
For instance, an SEE might address matters like stormwater management, traffic impacts or noise levels to demonstrate how the development will minimise disruption to the surrounding community.
Key Features of an SEE:
Required for most Development Applications.
Focuses on minor to moderate impacts.
Includes mitigation strategies for issues like noise, traffic and waste.
An SEE is prepared by the applicant or a town planner like StraightLine Planning and is submitted to the local council for assessment.
It is less complex than an EIS and does not require formal scoping by the NSW Department of Planning and Environment.
What is an Environmental Impact Statement (EIS)?
An Environmental Impact Statement (EIS)Ā is a more detailed and comprehensive document required for designated developmentĀ or projects with significant environmental impacts.
These include large-scale or high-risk developments, such as chemical factories, major marinas or developments in sensitive environmental areas.
An EIS must be prepared in accordance with the Planning Secretaryās Environmental Assessment Requirements (SEARs), which outline the specific issues that need to be addressed.
It often involves specialist studies, such as flora and fauna assessments, hydrological reports, or heritage impact statements and must undergo public exhibition for at least 28 days.
Key Features of an EIS:
Required for designated development or projects with significant environmental impacts.
Includes detailed assessments prepared by specialists.
Involves public consultation and may be subject to merits appeals.
An EIS is typically submitted to the local council or the NSW Department of Planning and Environment for assessment, depending on the project's scale and location.
Key Differences Between an SEE and an EIS
Feature | Statement of Environmental Effects (SEE) | Environmental Impact Statement (EIS) |
Application Scope | Local development | Designated development or high-impact projects |
Complexity | Less complex | Highly detailed and technical |
Preparation Requirements | No formal scoping | Must follow SEARs issued by the Planning Secretary |
Public Notification | Not always required | Mandatory public exhibition for 28 days |
Examples of Projects | Home extensions, small commercial projects | Chemical plants, large-scale marinas |
How Do You Know Which Document is Required?
The type of document you need depends on the scale and impact of your development.
Reviewing the LEP, DCP and State Environmental Planning Policies (SEPPs)Ā applicable to your site will help determine whether an SEE or EIS is required.
For designated developments, the requirement for an EIS is typically outlined in Schedule 3 of the Environmental Planning and Assessment Regulation 2021.
How StraightLine Planning Can Help
Whether you need an SEEĀ for a residential project or an EISĀ for a large-scale development, StraightLine Planning is here to assist.
Our team of experienced Town Planners NSWĀ specialises in preparing comprehensive environmental assessments that meet council and regulatory requirements.
Weāll guide you through every step, from understanding the relevant planning instruments to addressing potential environmental impacts.
Contact StraightLine Planning today to ensure your project is backed by expert advice and compliant documentation.
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