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We save our clients time and money by providing affordable and reliable town planning and architecture services for residential and commercial Development Applications (DA) and Complying Development Certificates (CDC)
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StraightLine
Town Planning
More info: Changes to NSW Legislation - Low & Mid Rise Housing
NSW Town Planners
Expert Town Planners for DAs & CDCs in NSW
We provide comprehensive town planning services to assist with Development Applications (DAs) and Complying Development Certificates (CDCs) across residential, commercial and mixed-use projects.
Our expertise ensures your application meets local planning controls and council requirements, streamlining the approval process.
Commercial Planning Services
🏢 Commercial Change of Use Applications – Assistance with zoning compliance and planning approvals for new business operations.
🏗 Custom Architectural Design – Collaboration with architects to create designs that align with planning regulations.
📄 Assistance with Applications through Council – Invaluable advice with the planning approval process.
🛑 Crime Prevention Through Environmental Design (CPTED) – Reports assessing safety and security impacts of developments.
🏋 Management Plans for Gyms, Cafes & Late-Night Venues – Compliance strategies tailored for high-traffic businesses.
♻ Waste Management Plans – Plans for efficient waste disposal and sustainability compliance.
Development Applications & Planning Approvals
✅ Development Applications (DAs) & Modifications – Preparation and submission of DAs for new developments or modifications to existing approvals.
✅ Complying Development Certificate (CDC) Applications – Assisting with CDC approvals for projects that meet fast-tracked planning pathways.
✅ Clause 4.6 Planning Variations – Preparing Clause 4.6 submissions to justify departures from standard planning controls.
✅ Unauthorised Building Works & Rectification – Assisting with Building Information Certificate (BIC) applications to retrospectively approve works and structures.
Specialist Planning Reports & Assessments
📌 Statements of Environmental Effects (SEE) – Comprehensive reports assessing the impact of a development proposal.
📌 Preliminary Planning Assessments – Early-stage planning reviews to determine site feasibility.
📌 Reviews of Environmental Factors (REFs) – Assessing potential environmental impacts of proposed developments.
📌 Feasibility Studies & Due Diligence – Site investigations to assess development potential and risks.
Allambie Heights
Avalon Beach
Balgowlah
Balgowlah Heights
Bayview
Beacon Hill
Belrose
Bilgola Beach
Bilgola Plateau
Brookvale
Church Point
Clareville
Clontarf
Coasters Retreat
Collaroy
Collaroy Plateau
Cottage Point
Cromer
Curl Curl
Currawong Beach
Davidson
Dee Why
Duffys Forest
Elanora Heights
Elvina Bay
Fairlight
Forestville
Frenchs Forest
Freshwater
Great Mackerel Beach
Ingleside
Killarney Heights
Lovett Bay
Manly
Manly Vale
McCarrs Creek
Mona Vale
Morning Bay
Narrabeen
Narraweena
Newport
North Balgowlah
North Curl Curl
North Manly
North Narrabeen
Oxford Falls
Palm Beach
Queenscliff
Salt Pan Cove
Scotland Island
Seaforth
Terrey Hills
Warriewood
Whale Beach
Wheeler Heights
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Our Team.
Our planners and architects hail from NSW, interstate and abroad and offer decades of experience working on Development Applications as well as exempt and complying development in NSW, with extensive understanding of Local Environmental Plans, State Environmental Planning Policy codes, Development Controls Plans and Building Code of Australia/National Construction Code compliance.
Residential Approvals
Commercial Approvals
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What services does StraightLine Planning offer?StraightLine Planning provides a comprehensive range of town planning services. As expert Town Planners NSW, we assist primarily with: Development Applications (DAs) for residential and commercial projects. Preparation of key documents, including Statement of Environmental Effects and Architectural Drawing Sets. Expert advice on Local Environment Plans (LEPs) and Development Controls Plans (DCPs). Guidance in the submission and management of Complying Development Certificates (CDCs). Tailored Preliminary Planning Reports to assess the feasibility and compliance of proposed developments.
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What is a Statement of Environmental Effects, and why is it important?Read our comprehensive article here A Statement of Environmental Effects is a vital document required for most Development Applications (DAs). It details the potential environmental impacts of a proposed development and the measures to mitigate these impacts. Our team of Town Planners NSW ensures your SEE is comprehensive, addressing council requirements and showcasing the strengths of your project.
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Does StraightLine Planning provide Architectural Drawing Sets?Our team of architects and designers prepare complete Architectural Drawing Sets that include site plans, floor plans, elevations and sections. These drawings align with the LEP, DCP, and other relevant planning controls to ensure accuracy and compliance with local regulations. Our team is also able to provide custom designs for new dwellings, commercial fit-outs, subdivision plans and granny flat designs.
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What is a Preliminary Planning Report, and when should I get one?A Preliminary Planning Report provides an early assessment of your project’s feasibility by analysing zoning, environmental constraints and compliance requirements. It’s particularly useful during the concept stage, helping you identify challenges and make informed decisions before lodging your DA.
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What is the difference between a DA and a CDC?Read our comprehensive article here: A Development Application (DA) is required for projects that don’t meet the criteria for a Complying Development Certificate (CDC). DAs involve a detailed council assessment and often require supporting documents like a Statement of Environmental Effects. A CDC is a faster (albeit more expensive) approval pathway for projects that fully comply with the LEP and DCP and meet the criteria of the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008.
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What is a Local Environment Plan (LEP)?A Local Environment Plan (LEP) is a legal document outlining land use zoning and development controls for specific areas. It dictates what type of development is permitted in each zone and includes standards for height, density and land use. Our Town Planners NSW are experts in interpreting LEPs to ensure your project complies with these guidelines.
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What happens if my DA is rejected?Read our comprehensive article here: If a DA is rejected, the reasons for rejection will be outlined in the council’s determination. Our team can review the feedback and help revise your application to address the concerns raised. With our experience as Town Planners NSW, we can guide you through the resubmission process to improve your chances of approval.
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Do I need a Heritage Impact Statement for my project?If your project is in a heritage conservation area or involves a heritage-listed property, a Heritage Impact Statement (HIS) may be required. Our team can prepare a thorough HIS to address council requirements and ensure your project complies with heritage regulations.
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How does StraightLine Planning assist with commercial developments?For commercial projects, we specialise in Development Applications, Statements of Environmental Effects and Architectural Drawing Sets to ensure compliance and work towards a goal of an approved Commercial Usage (or Change of Use) application. We also provide strategic advice to help businesses secure council approvals quickly and efficiently.
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Can StraightLine Planning assist with subdivisions?Yes, we provide guidance with both Torrens Title and Strata subdivisions.
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What are some common reasons DAs are delayed?Common causes of delays include incomplete documentation, non-compliance with the LEP or DCP or unresolved objections from neighbours. Our team mitigates these risks by ensuring your application is thorough, compliant, and supported by robust planning strategies.
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What is a Development Controls Plan (DCP), and how does it affect my project?A Development Controls Plan (DCP) provides detailed guidance on design, aesthetics and functionality to ensure developments integrate well with their surroundings. It covers aspects like setbacks, landscaping and building design. We ensure your project adheres to the DCP to maximise its approval chances.
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How long does the DA process take?The timeframe for DA approval varies depending on the project’s complexity and the council’s workload. On average, straightforward applications may take 6-8 weeks, while more complex proposals can take several months. Our team works towards a turnaround timeframe of 1-3 weeks to ensure all documentation is accurate and complete to minimise delays.
