Check the document requirements for your planning application

• Name, address and contact details of the applicant
• Address and title information of the land
• Landowner consent to lodge the application
• Estimated cost of development.

As well as the items listed above, all development applications must include:

• information and documents as specified on the NSW Planning Portal
• a description of the development to be carried out
• list of the documents accompanying the application
• statement of environmental effects
• a survey prepared in line with the City of Sydney’s survey specifications, a certificate of title search and the deposited plan (if you are proposing works within 1m of the boundary, including works that will place new loads on party walls and works to fences or landscape structures)
• a site plan of the land
• drawings of the development.

• A description of the modification to the development consent
• If design amendments are proposed, include a list of affected drawings (title, number and date), along with updated drawings that clearly show proposed changes and are numbered accordingly
• Statement as to whether the modification is to merely correct an error or if it is to make some other change
• Description of the expected impacts of the modification
• Statement that the modified development will remain substantially the same as the development originally approved
• Statement as to whether the modification application is being made to the Court under section 4.55 of the Act or to the consent authority under section 4.56 of the Act
• New BASIX certificate, if the proposed modifications make the previously approved BASIX certificate inconsistent with the development.

Alterations and additions to a residential dwelling

• BASIX certificate for works to an existing residential dwelling with an estimated cost of $50,000 or more
• Shadow diagrams if the proposal involves new buildings, extensions, additions or changes to the existing roof
• Heritage impact statement if the site contains a heritage item or is located within a heritage conservation area
• Arborist’s report if the proposed works might affect trees on the site, neighbouring properties or surrounding streets
• Geotechnical engineering and structural engineering reports if excavation is proposed beneath or adjacent to heritage items and/or buildings in heritage conservation areas

Retail premises

• Heritage impact statement if the site contains a heritage item or is located within a heritage conservation area
• Signage strategy waiver request, if signage is proposed for a building with more than 4 business premises and where there is no approved signage strategy for the building.
• Waste and recycling management plan prepared in line with provision 3.14 of the Sydney DCP 2012 and City of Sydney guidelines for waste management in new developments.

Fit out and use as a food and drink premises

• Heritage impact statement if the site contains a heritage item or is located within a heritage conservation area
• Signage strategy waiver request, if signage is proposed for a building with more than 4 business premises and no approved signage strategy.
• Plan of management if it’s licensed or will be open after 10pm, and address the provisions at section 3.15 and at Schedule 3 of the Sydney DCP 2012.
• Waste and recycling management plan prepared in line with provision 3.14 of the Sydney DCP 2012 and City of Sydney guidelines for waste management in new developments.

Events

• Acoustic report for development types listed in the document glossary
• Heritage impact statement if the site contains a heritage item or is located within a heritage conservation area
• Traffic report if any road closures are required during the event or bump in/out
• Waste and recycling management plan prepared in line with provision 3.14 of the Sydney DCP 2012 and City of Sydney guidelines for waste management in new developments.

Signage

Approved signage strategy if it exists. If not, provide one if required under clause 3.16.1 of the Sydney DCP 2012.

• Signage strategy waiver request, if required under clause 3.16.1 of the Sydney DCP 2012 and not included with the application.
• Heritage impact statement if the site contains a heritage item or is located within a heritage conservation area
• public benefit offer for electronic variable content or special promotional signage prepared in line with our planning agreement guidelines.

New residential apartment development

The items below may be required for stage 2 detailed design applications for new residential apartments under Chapter 4 of the State Environmental Planning Policy (Housing) 2021.

• List of authorities whose approval (concurrence) is required before the development can begin. Also include any authorities that would normally require approval, except where exemptions apply under sections 4.13(2A) or 4.41 of the Act for state significant development.
• Approvals required the Act, section 4.46(1) (integrated development) that must be obtained before the development can begin.
• Architectural design drawings, including BASIX commitments and supporting documents such as the BASIX certificate, NatHERS stamps and NatHERS certificates.
• Statement from a qualified designer confirming they designed or directed the development, explaining how it meets the design principles and objectives in parts 3 and 4 of the apartment design guide.
• Clause 4.6 request that justifies any proposed variations to a development standard including building height, floor space ratio, apartment design guide dwelling size and floor to ceiling height requirements
• Remediation reports such as preliminary and detailed site investigations, remediation action plan, and site auditor’s interim advice for proposals involving a change from a potentially contaminated use to a more sensitive one.
• Transport impact study for developments of 25 or more homes or that the consent authority considers may generate significant traffic impacts
• Shadow diagrams and solar access analysis including view from the sun diagrams and associated Excel data tables prepared in line with our draft guidelines for minimising overshadowing of neighbouring apartments
• Acoustic report prepared by qualified acoustic engineer that covers the impact of noise from external sources on a proposed development and from the proposed development to surrounding area
• Alternative natural ventilation report where environmental constraints mean apartments need air inlets other than windows or doors to achieve natural ventilation while managing noise. Reports must follow our draft alternative natural ventilation of apartments in noisy environments performance pathway guideline
• Heritage impact statement if the site contains a heritage item or is located within a heritage conservation area
• Landscape plan, prepared by a qualified landscape architect or consultant illustrating the proposed landscape design in line with our landscape code
• Arborist’s report for developments that will impact trees on or near the site, including pruning or earthworks near roots. The report must be prepared in line with our trees guidelines
• Geotechnical report if excavation is proposed
• Gross floor area (GFA) diagrams and schedules that demonstrate what areas have been included in the calculation of floor space ratio for the development
• Total floor area (TFA) diagrams and schedules that show areas included in its calculation as defined in clause 7.13 of the Sydney LEP 2012 and for the purpose of calculating affordable housing contributions
• Flood risk management report for sites within flood affected areas to be prepared in line with our interim floodplain management policy
• Wind effects report for buildings with a height of 45m or for other buildings where the consent authority requires wind effects to be considered
• Electronic and physical models for developments in Central Sydney with any exterior changes, and for developments outside Central Sydney with exterior changes if the estimated cost is more than $5 million or the building is over 3 storeys. Models must comply with the our model requirements
• Schedule of colours, materials and finishes, and a materials sample board
• Competitive design process report for relevant designs
• Offer outlining the proposed public benefit, such as land dedication or community infrastructure, for development applications in Green Square.
• Public art plan for development with a value of $10 million or more or that seeks to provide a significant area of public open space
• Signage strategy for apartments in a mixed-use development in a heritage conservation area or on a site that contains a heritage item, that may be strata titled or that may contain more than 4 businesses
• Design for environmental performance report subject to Chapter 4 Design of residential apartment development of the SEPP (Housing) 2021, prepared in line with our template
• Access report, for complex developments proposing alternative solutions to comply with the relevant Australian standards relevant to accessibility, the Building Code of Australia access requirements, and the Disability Discrimination Act 1992
• Building Code of Australia (BCA) report for development applications that propose a change of use, new residential apartment or mixed-use buildings, that effect heritage items or that propose alternative solutions for fire safety, accessibility and energy efficiency
• Waste and recycling management plan prepared in line with provision 3.14 of the Sydney DCP 2012 and City of Sydney guidelines for waste management in new developments.

New commercial building

The items listed below may be required for detailed design (stage 2) development applications.

• A list of authorities whose approval (concurrence) is required before the development can proceed. Also include any authorities that would normally require approval, except where exemptions apply under sections 4.13(2A) or 4.41 of the Act for state significant development.
• Approvals referred to in the Act, section 4.46(1) (integrated development) that must be obtained before the development can begin
• A clause 4.6 request that justifies any proposed variations to a development standard including building height and floor space ratio
• Remediation reports such as preliminary and detailed site investigations, remediation action plan, and site auditor’s interim advice for proposals involving a change from a potentially contaminated use to a more sensitive one
• Transport impact study for non-residential development equal to 1,000 square metres gross floor area (GFA) or more, that involves 200 or more car parking spaces or that the consent authority considers may generate significant traffic impacts
• Shadow diagrams and solar access analysis
• Acoustic report prepared by a qualified acoustic engineer that covers the impact of noise from external sources on a proposed development and the impact of noise from the proposed development to surrounding areas
• Heritage impact statement if the site contains a heritage item or is located within a heritage conservation area
• Landscape plan prepared by a qualified landscape architect or consultant illustrating the proposed landscape design in line with our landscape code
• Arborist’s report for developments that will impact any trees on or near the site, including pruning or earthworks near roots. The report must be prepared in line with our trees guidelines
• Geotechnical report, if excavation is proposed
• Gross floor area (GFA) diagrams and schedules that show areas included in the calculation of floor space ratio for the development
• Total floor area (TFA) diagrams and schedules that show areas included in its calculation as defined in clause 7.13 of the Sydney LEP 2012 to work out affordable housing contributions
• Flood risk management report for sites within flood affected areas prepared in line with our interim floodplain management policy
• Wind effects report for buildings with a height of 45m or for other buildings where the consent authority requires wind effects to be considered
• Electronic and physical models for developments in Central Sydney with any exterior changes, and for developments outside Central Sydney with exterior changes if the estimated cost is more than $5 million or the building is over 3 storeys. Models must meet our model requirements
• Schedule of colours, materials and finishes, and a materials sample board
• Competitive design process report for relevant designs
• Offer outlining the proposed public benefit, such as land dedication or community infrastructure, for development applications in Green Square.
• Detailed public art plan for development with a value of $10 million or more or that seeks to provide a significant area of public open space
• Signage strategy for developments in a heritage conservation area or on sites that contain a heritage item, strata titled or contain more than 4 businesses
• Design for environmental performance report, prepared in accordance with our template
• Section J report, demonstrating compliance with the energy efficiency requirements of the National Construction Code (NCC)
• Net zero statement for large commercial development and certain state significant development in line with the SEPP (Sustainable Buildings) 2021
• Access report for complex developments proposing alternative solutions to follow Australian standards relevant to accessibility, the Building Code of Australia access requirements, and the Disability Discrimination Act 1992
• Building Code of Australia (BCA) report for development applications that propose a change of use, new commercial or mixed-use buildings that effect heritage items or propose alternative solutions for fire safety, accessibility, and energy efficiency
• Waste and recycling management plan in line with provision 3.14 of the Sydney DCP 2012 and our guidelines for waste management in new developments.

Access report

Access reports are prepared by a suitably qualified access professional for complex developments proposing alternative solutions to comply with the relevant Australian Standards relevant to accessibility, the Building Code of Australia access requirements, and the Disability Discrimination Act 1992.

Acid sulphate soils management plan

Many low-lying coastal areas have naturally occurring materials known as acid sulphate soils. When these materials are disturbed and exposed to oxygen, sulphuric acid is formed. The report analyses the presence and extent of acid sulphate soils and should be prepared where works may disturb acid sulfate soils as required by Section 7.14 of the Sydney Local Environmental Plan 2012 or equivalent environmental planning instrument.

Acoustic report

An acoustic report assesses the impact of noise from external sources on a proposed development or the impact of noise from proposed development to surrounding uses. An acoustic report should be prepared by a suitably qualified acoustical engineer for the following developments:

• Premises providing live performance, amplified music, large patron capacity or other entertainment likely to generate significant noise impact at other sensitive locations.
• Residential accommodation types, child-care centres, private schools / educational establishments, community facilities adjacent to or exposed to infrastructure noise, or high levels of commercial and industrial noise.
• Development with intense, significant, or lengthy periods of demolition, excavation and construction work that has the potential to cause airborne ground or structure-borne noise, and vibration impacts on neighbouring premises.
• Any proposal for private educational establishments and or early education and childcare adjacent to a noise sensitive use.
• Large boarding house/backpacker premises with 50+ people or significant mechanical plant & outdoor communal areas.
• Medium and Major Temporary Events (1000+ people), events that run beyond 6pm, events where the primary purpose is amplified sound based entertainment (will be loud).
• Gymnasiums that have potential to cause noise and vibration impact to neighbouring uses (residential, commercial office or any other noise sensitive use) or located within a mixed-use building.
• Significant commercial (which can be a part of mixed use) and industrial development that will generate noise and impact nearby sensitive uses.
• Any development that may cause adverse acoustic impacts to others or that may be subject to excessive noise from external sources

Air quality report

For proposals that may involve sensitive land uses, including but not limited to residential uses, visitor and tourist accommodation, schools, and childcare centres, with a frontage to a classified road and potentially air polluting developments.

The report should include an assessment of the ambient air quality on the site including carbon monoxide, hazardous substances (lead), inspirable dust, volatile organise compounds (benzene) and total bacteria as yeast and mould.

Air quality impact assessment report

Required for certain developments near the Cross City Tunnel ventilation stack. It must be prepared by a suitably qualified person and identify the predicted concentration of nitrous oxide at all sensitive receptors. The report should include an assessment of the impact of the development on people using it due to emissions from the ventilation stack.

Arborist report

Required for developments that will impact any trees on or near the site, including tree pruning or earthworks near tree roots. The report must be prepared in line with our guidelines.

Archaeological baseline report

An archaeological baseline report is a basic overview study or examination to determine whether a particular site warrants further investigation. A baseline report is required for any application that affects an archaeological site or a place of Aboriginal heritage significance, or potential site that is likely to have heritage significance. A baseline report should include:

• a review of available historical information
• some historical research
• the identification of historical themes
• a field survey / site inspection
• preliminary conclusions about archaeological potential
• preliminary significance assessment
• an analysis of client needs and objectives
• management recommendations including recommendations for further work

BASIX certificate

The Sustainable Buildings SEPP establishes the policy for the application of the Building Sustainability Index (BASIX). It mandates standards to achieve reductions in water and energy consumption and greenhouse gas emissions. A BASIX certificate is required for any application that involves new houses and apartments, alterations, and additions to residential developments with a construction cost of $50,000 or more or installing swimming pools of 40,000 litres or more.

BASIX certificates require different commitments to be shown on the plans at different stages of the development, either ‘On DA plans’ or ‘On CC/CDC plans’,’ with some commitments needing a ‘Certifier Check.’ Plans must always be consistent with the BASIX certificates.

BCA performance requirements compliance statement

Prepared by a suitably qualified certifier, the document usually:

• demonstrates the classification and rise in stores of the building
• identifies the type of construction
• confirms the development will comply with the performance requirements of the Building Code of Australia or identifies the areas that do not comply and details any alternate solutions.

Biodiversity Development Assessment Report

Required for any State Significant Development applications and State Significant Infrastructure applications and may be required for a development that involves the clearing, removal or alteration of native vegetation/bushland and other animal habitats.

The report identifies how the applicant proposes to avoid and minimise impacts and the offsets required for the likely biodiversity impacts of the development or clearing proposal.

The report must be prepared by a suitably qualified ecologist .

Certificate of Title

Any application that requires a detailed land survey should also be accompanied by a Certificate of Title search and a copy of the Deposited Plan for the land.

Clause 4.6 variation request

A written Clause 4.6 variation request is required when a proposal does not comply with development standards contained in the relevant Environmental Planning Instrument (such as the Sydney Local Environmental Plan 2012). Clause 4.6 is the mechanism for varying development standards. It provides a degree of flexibility in circumstances where environmental planning objectives can be satisfied despite not meeting the required development standard. Clause 4.6 variation requests are only required for DAs. A clause 4.6 variation request is not required for modification applications and cannot be used to vary development standards for complying development. The request should consider the guidelines.

Competitive design process report

A competitive design process report is to be submitted with any development application for a proposal that has been the subject of a competitive design process. It details the competitive design process and includes the competitive design process brief as an appendix, the jury or panel’s assessment of the merits of each design, the rationale as to why the preferred scheme was chosen and any further design work that needs to be carried out for the design to achieve design excellence.

Conservation management plan or strategy

A Conservation Management Plan is a comprehensive document which identifies the heritage significance of a place and should be prepared in accordance with the NSW Heritage Manual published by the NSW Heritage Office, the Australian ICOMOS Burra Charter Process and the Conservation Plan by J.S Kerr, which is available from the NSW National Trust. The Conservation Management Plan is to also consider compliance with any recommended management policies contained in the Heritage Inventory Report for the property or heritage conservation area.

A Conservation Management Plan must be prepared by a suitably qualified heritage practitioner for development applications comprising:

1. a change of use of a heritage item of State heritage significance; or
2. any alteration to the fabric or setting of a heritage item of State heritage significance which requires consent; or
3. an award of heritage floor space under Sydney LEP 2012; or
4. substantial alterations and or additions to a heritage item considered by the Council to be of high local significance, unless the consent authority determines that it is not required.

Construction Noise and Vibration Management Plan

A construction noise and vibration management plan (CNVMP), sometimes referred to as a demolition excavation and construction noise and vibration management plan should include the following information:

• Sensitive land uses: Identify land uses that could be affected by noise, such as residences, hospitals, and places of worship. Consider the distance between the site and the sensitive land uses, as well as any buildings or topography in between.
• Construction activities: Include the proposed construction activities and the expected construction equipment.
• Noise and vibration criteria: Specify the acoustic criteria, construction noise criteria, and construction vibration criteria.
• Noise and vibration assessments: Include a construction noise assessment and a construction vibration assessment.
• Monitoring strategy: Include a noise and vibration monitoring strategy.
• Recommendations: Include project-specific recommendations and general acoustic recommendations for construction.
• Complaint handling: Include procedures for handling complaints and community liaison.

The AS 2436-2010 Guide to noise and vibration control on construction, demolition and maintenance sites can also provide guidance on preparing a noise and vibration management plan.

Contamination Reports

Land contamination and remediation is required to be addressed in applications where Chapter 4 of the State Environmental Planning Policy (Resilience and Hazards) 2021 applies. Up to three types of reports are required to accompany a development application to assess if land being developed is contaminated and if remediation is required.

Preliminary Site Investigation

A preliminary site investigation report should:

identify all past and present potentially contaminating activities

• identify potential contamination types
• discuss the site condition
• provide a preliminary assessment of site contamination
• assess the need for further investigations.

Where contaminating activities are suspected or known to have occurred, or if the site history is incomplete, it may be necessary to undertake a preliminary sampling and analysis program to assess the need for a detailed investigation.

Detailed Site Investigation

The detailed site investigation report should give comprehensive information on:

• issues raised in the preliminary investigation
• the type, extent, and level of contamination

and assess:

• contaminant dispersal in air, surface water, groundwater, soil, and dust
• the potential effects of contaminants on public health, the environment and building structures
• (where applicable) off-site impacts on soil, sediment, and biota
• the adequacy and completeness of all information available to be used in making decisions on remediation

If the results of the detailed site investigation indicate that the site poses unacceptable risks to human health or the environment – on-site or off-site, and under either the present or the proposed land use – then a Remediation Action Plan needs to be prepared and implemented.

Remediation Action Plan

A Remediation Action Plan (RAP) is a detailed document that outlines the steps required to clean up contaminated land or groundwater. It's a crucial step to ensure that a site is safe for its intended use. A RAP includes:

• An assessment of the site's contamination levels,
• Proposed remediation methods, and
• Steps to achieve regulatory compliance and environmental safety.

A RAP must meet the requirements of the property owner, government officials, and local residents. It should consider site-specific conditions, potential risks, and regulatory requirements

Site audit statement

A site audit statement summarises the findings of a site audit, including the site auditor’s evaluations and conclusions and which are detailed in the associated site audit report. The site audit statement must be prepared by a site auditor accredited by the NSW Environmental Protection Authority, and it must be in the form approved under the Contaminated Land Management Act 1997.

In some cases, a site audit statement is subject to an environmental management plan.

Environmental management plan

An environmental management plan (EMP) is a plan that addresses the integration of environmental mitigation and monitoring measures for soil, groundwater, and/or hazardous ground gases for an existing or proposed development. An EMP can be an effective means of ensuring the environment is protected, users of the site are not exposed to contamination remaining on site and the site remains suitable for the proposed use when:

• complete remediation of contamination affecting an area is not practicable (for example low levels of contamination under a concrete slab)
• contaminants are being capped or contained on site
• remediation is likely to cause a greater adverse impact than would occur if the site were left undisturbed.

Site auditor’s interim advice

If a site auditor is commissioned to undertake a single site audit involving a lengthy, multi-stage or multi-purpose review, the auditor must issue a site audit statement only when the process is completed. However, the auditor may provide written interim advice on the work plans or reports in the lead-up to issuing the final site audit statement at the end of the entire audit.

Site Audit Report

A site audit report must be prepared by a site auditor accredited by the NSW Environmental Protection Authority and in accordance with the Guidelines for the NSW Site Auditor Scheme.

The site audit report must be a critical review of the information gathered by consultants during the site assessment and remediation process. The site audit report must clearly set out the rationale for the auditor’s findings and any conclusions that will be contained in the site audit statement.

Any application that requires a RAP should include a site audit statement or a site auditor’s interim advice.

Cost summary report

A cost summary report is required for all development applications that involve any cost of works. Cost summary reports forecast the resources and associated costs of a development. These reports must explain the methodology used to calculate the estimate. The value of works estimate must include the value of costs such as labour and the value of materials and fixtures to be used, as opposed to what the developer is paying for them. For example, if labour is being provided free, that work still has a value which must be accurately included.

Design Excellence Strategy

All concept (stage 1) development applications must include a Design Excellence Strategy (the DEX Strategy) prepared in accordance with provision 3.3.2 of the Sydney DCP 2012 and the City of Sydney Competitive Design Policy. The DEX Strategy must address the location and extent of the competitive design process, the type of competitive design process(es) to be carried out, the number of designers involved, whether additional height or floor space is being sought, options for distribution of additional height or floor space across the site, the target benchmarks for ecologically sustainable development of the project.

Design for environmental performance report

A Design for Environmental Performance report is required for all residential apartment developments and non-residential apartment development where required by clause 7.33 of the Sydney Local Environmental Plan 2012.

Our template covers how your application addresses environmental sustainability and efficiency through design, technology, and performance rating solutions.

The online template is accompanied by an offline Word version you can use in the early planning stages of a project. You can save work in the template and return to it later. The template can also be shared with others.

The template replaces the long format environmental sustainability reports. These reports should only be lodged with development applications when they describe new designs or technology required for our assessment.

People with experience in design, environmental sustainability or urban planning can complete the template.

Design verification statement

A design verification statement must be submitted with any application that pertains to residential apartment development subject to Chapter 4 of the SEPP (Housing) 20221.

This is a statement prepared by a qualified designer verifying that they designed or directed the design of the development and must explain how the development addresses the design principles for residential apartment development and the objectives in Part 3 and 4 of the Apartment Design Guide.

Drawings

Drawings should be provided in most development applications, even if works are not proposed. A registered architect must prepare drawings for some residential developments as required by the State Environmental Planning Policy (Housing) 2021.

Site plan

A site plan must be submitted with all development applications.

The site plan must:

• be drawn to scale and include a scale bar
• illustrate the location, boundary dimensions, site area and true north point
• include a title block with drawing name and number, revision number and date
• existing vegetation and trees on the land
• the location and uses of existing buildings on the land including outbuildings, landscape structures and fences
• existing levels of the land, buildings, roads, and public domain
• the location and uses of buildings on adjacent sites.

The location of buildings, boundaries and spot levels are to be based on a survey as detailed below.

Refer to the site plan requirements specified in the Approved Form

Floor plans

These drawings clearly document any proposed works. They must be drawn to scale and demonstrate existing conditions, proposed demolition works and proposed new works. Floor plans must include the following:

• True north point
• Title block indicating name of architect/designer, date of preparation, plan number, amendment number where relevant and client’s name and address of subject property
• Proposed new buildings, alterations or works showing setback distances from boundaries and adjoining buildings
• Room layout, partitioning and windows and doors
• Room dimensions, areas, and proposed use of each room
• Courtyard dimensions and areas
• Walls and fences
• Total floor area and floor space ratio
• Access for people with disability if required
• Vehicle entrance and exit driveways
• Car parking and loading areas showing dimensions
• Waste bin storage and collection facilities

Elevations and sections

These drawings clearly document the proposed works. They must be drawn to scale and include an elevation of the development viewed from each direction and at least 1 section showing:

• date, plan number, amendment number
• building facade, windows, roof profile
• external finishes such as wall, roof, window, door and fence materials, paint colours
• window and door schedule showing all dimensions
• existing and finished ground levels, floor levels, ceiling levels and roofline levels show driveway grade
• chimneys, flues, exhaust vents and ducts showing height in relation to adjoining roof levels
• retaining walls and fences indicating height
• extent of excavation or filling of the site.

If your application is for a new building or for major alterations/additions involving changes to floor levels and/or entrances, sections are required through footpaths and roads for all building frontages. Longitudinal and cross sections must show the existing and proposed levels and gradients of the footpaths on each building frontage.

Ecological assessment report

An ecological assessment report may be required for development in certain areas within the City as specified in Part 5 of the Sydney DCP 2012.

The ecological assessment report should:

• Document the species present on and adjoining the development site
• Identify any species that are of particular conservation significance, including threatened species and locally significant species identified in the relevant Urban Ecology Strategic Action Plan
• Determine the nature and extent of impacts to flora and fauna, particularly those of conservation significance
• Outline the mitigation measures that will be employed to avoid or minimise such impacts

Economic impact assessment

Outlines the impact of the proposal on the vitality and viability of existing retail centres within a certain area of the proposed development. Where a proposed development is inconsistent with Table 3.3 of Section 3 of the Sydney Development Control Plan 2012, an economic impact assessment must be prepared and must demonstrated that the proposed development is consistent with:

• the function of that centre as described in Table 3.3 Desired character of centres;
• the objectives of this Section; and
• wider planning strategies.

Electromagnetic report

May be required when a development proposes a use near an existing electrical infrastructure. The report assesses the potential exposure impact of electrical and telecommunications infrastructure and must include how the proposal complies with Australian standards.

Erosion and sediment control plan

An erosion and sediment control plan is a strategy that identifies and addresses the risks of erosion and sedimentation that may occur during a construction project. The plan outlines the measures and sequence that will be used to control erosion and sediment during and after construction the plan should include the following:

Basic site information

• A site plan should include:
• True north point
• Scale showing ratio and bar scale
• Date, plan number and name of person who has prepared the plan
• Contours – initial and final
• Existing and proposed boundaries
• Sediment control measures

Building Code of Australia Report (BCA Report)

The Building Code of Australia (BCA) are a set of technical provisions contained within the first two chapters of the National Construction Code (NCC). They dictate the minimum mandatory requirements for the health, safety, amenity and sustainability in the design, development, and construction of new buildings within Australia. This also applies to new work being applied to existing buildings.

A BCA report is conducted to assess whether a proposed building or construction project complies with the relevant requirements of the BCA.

A BCA report should be submitted with applications for a change of use, new commercial, residential apartment, and mixed-use buildings, that effect heritage items or that propose alternative solutions pertaining to fire safety, accessibility, and energy efficiency.

Flood risk management report

Required for sites within flood affected areas triggered by clause 5.21 of the Sydney Local Environmental Plan 2012 and section 3.7 of the Sydney Development Control Plan 2012.

Prepared by a suitably qualified engineer or consultant (hydrologist) outlining the potential flooding on a proposed building and/or potential impacts on a floodway. The flood risk management report should be prepared in accordance with our Interim floodplain management policy.

Geotechnical report

Prepared by a suitably qualified geotechnical engineer which outlines:

• the ground conditions such as soil types, depth to rock and groundwater levels
• the structural adequacy/stability of the site
• the impact of the proposed works on the structural adequacy/stability of existing and surrounding structures to be retained
• any management and mitigation of adverse impacts to surrounding properties
• the permeability of the soil if infiltration is proposed.

The report may be required for development proposals which:

• may affect surrounding properties during excavation or construction of subsurface structures
• involve excavation of a certain volume, within proximity to a property boundary or depth below ground level
• are located on land with certain site constraints such as steep slopes.

Hazardous materials survey

A hazardous materials survey is a thorough evaluation of a building or workplace to identify the presence of potentially harmful substances that could pose a health hazard to the environment, workers, visitors, or future intended occupants of a development. These substances can include Asbestos, Lead, Polychlorinated biphenyls (PCBs), and Mercury.

A hazardous materials survey may be required for an application for development of a site that contains old buildings that might contain hazardous materials or has a history of potential contamination.

Hydrogeological report

Required for development proposals which temporarily or permanently interfere with groundwater flows and impacts the water table.

Prepared by a suitably qualified hydrogeological and/or geotechnical engineer.

Usually prepared with a geotechnical report.

Landscape plan

Prepared by a qualified landscape architect or consultant illustrating the proposed landscape design in accordance with the City’s Landscape Code. The landscape plan should include the extent of public domain works proposed. Demonstrates an understanding of the site and its context.

The scale of the plan should match the scale of the architectural and survey plans. The plan should show the following:

• True north point and show ratio and bar scale
• Name of the landscape designer or company, contact details and professional qualifications
• Date, plan number and relevant amendment number
• Finished surface levels, embankments and grades indicating extent of cut and fill
• Location, species, and canopy spread of all existing trees to be retained or removed, including those adjoining properties
• Arboricultural advice detailing the protection or removal of trees
• Proposed tree and shrub planting, including number of each species, their location, massing and mature height, and any proposed edging and mulching
• Proposed surface treatments and restoration such turf, paving, bank stabilisation and mounds
• Reduced levels at the base of trees and their height and canopy spread
• Driveways and carparking areas
• Letter boxes, drying areas, and garbage receptacles
• Finished surface levels, including embankments, grades, and contours
• Stormwater pipes and pits, including any onsite detention
• Proposed fences and retaining walls indicating height and material
• Erosion and sediment control measures
• Maintenance program

Local drainage management plan

Required for developments on sites of:

• 1,000sqm or more in the Fowler’s Creek catchment area and drains to Johnston’s Creek as shown on the Stormwater management map; or
• 1,800sqm or more in other catchments

Addresses:

• the hydrology of the locality and its relationship to the drainage system
• the distribution of soil types and the scope for on-site infiltration
• any expected rise in ground water level due to development
• the role of the principal landscape components on the site for water conservation and on-site detention
• the scope for on-site stormwater detention and retention, including collection of water for re-use
• how any detrimental impacts on the existing natural hydrology and water quality are proposed to be minimised
• how pedestrian safety is to be ensured
• integration of drainage management responses and open space areas.

Materials - Sample board

A physical samples board should be submitted for all applications that involve:

• construction of a new building or external alterations and additions to an existing building that is to be determined by the Local Planning Panel or Central Sydney Planning Committee,
• external works to a heritage item
• external alterations and additions to buildings in Central Sydney

Physical samples boards should be:

• of sturdy construction with the materials securely fixed
• ideally be a timber board with integrated handle
• be no larger than A3 in size and weigh no more than 5kg
• include physical samples of all external materials and colours
• include a clear key identifying the samples and where they are to be used.

The physical samples board should be consistent with the schedule of materials, colours and finishes detailed below.

Materials - Schedule of colours, materials and finishes

A detailed schedule of materials, colours and finishes (including visible rainwater goods and services) and which is keyed to all roof plans and building elevations should be submitted for all applications that propose external alterations or additions to a building.

The materials and samples schedule must not include generic material or colour descriptions or use terminology such as ‘or similar’.’

Refer also to sample board requirements above.

Model – Electronic and physical

3D electronic and physical models are required for:

• developments in Central Sydney that propose any change to the building exterior
• developments outside Central Sydney that propose any change to the building exterior if the total estimated cost is more than $5 million, or if the overall height of the retained and proposed building is over 3 storeys

Models must comply with the City’s model requirements.

Net zero statement

A net zero statement describes how a project will avoid dependence on fossil fuels and be capable of operating at net zero emissions by 2035. It is to be submitted as part of any application for large commercial development and certain State Significant Development in accordance with the requirements of the SEPP (Sustainable Buildings) 2021.

Notification plans

Notification plans should only be submitted for special development types where the notification and public exhibition of the development may compromise the safety and / or the security of the public, the future intended occupants or property. This may include banks or vaults, police or court buildings and the like.

Notification plans should include A4-sized drawings of the site and elevations of the proposed development. The site plan must not show any of the internal layout of the proposed development.

Photomontage

Provides a rendered or digitally generated image of the proposed development within its surrounding context.

Parking and access report

A parking and access report must be submitted with any development application that:

• proposes parking associated with a use for which there are no parking rates specified in the Sydney LEP 2012 or Sydney DCP 2012
• a development includes a mechanical parking installation
• is for a development type that will generate trips by bus or coach.

The parking and access report is to provide an assessment of the appropriateness of the proposed on-site car-parking in relation to the site and its context.

Refer to provision 3.11.4, 3.11.8 and 3.11.12 and Schedule 7.5 of the Sydney DCP 2012.

Plan of Management

A Plan of Management (PoM) should be submitted as part of a development application for:

• late night premises that may adversely impact upon amenity and safety including any licensed premises, unlicensed commercial premises that trade beyond 10pm including food and drink premises, takeaway food and drink premises, theatres, karaoke venues, convenience stores, entertainment facility, indoor or outdoor recreation facilities including gyms
• performance venues, theatres, cinemas, music, concert, or dance halls
• boarding houses
• co-living housing
• student accommodation
• tourist and visitor accommodation
• childcare centres
• sex industry and adult entertainment premises
• markets
• events

A PoM prepared for a late-night trading premises subject to the provisions at section 3.15 of the Sydney DCP 2012 should address the requirements at Schedule 3 of the Sydney DCP 2012.

Planning agreement [voluntary planning agreement (VPA)]

A public benefit offer, to inform negotiation of a voluntary planning agreement, is to be submitted at lodgement of any development application that seeks to include the provision of public benefits such as:

• dedication of land
• public amenities or public services
• affordable housing
• transport or other infrastructure relating to land
• public amenities or public services, affordable housing or transport or other infrastructure
• conservation or enhancement of the natural environment.

A planning agreement (often referred to as a voluntary planning agreement or a VPA) is a voluntary agreement entered into in accordance with the relevant provisions of the Environmental Planning and Assessment Act 1979, between the City of Sydney and a developer to deliver public benefits in association with a Planning Proposal or a development application.

Refer to the City’s planning agreement guidelines.

For planning agreements to provide community infrastructure in Green Square refer to clause 6.14 of the Sydney LEP 2012, provision 5.2.3 and Schedule 10 of the Sydney DCP 2012 and the Development Guidelines: Providing Community Infrastructure in Green Square.

Public Art Plan

Preliminary public art plan 

All concept (stage 1) development applications must include a Preliminary Public Art Plan. The Preliminary Public Art Plan should include an analysis of the precinct, planning requirements and any studies pertinent to the public art objectives. It should identify public art opportunities, propose a methodology for the selection and commissioning of artists and provide an estimated budget and program for the inclusion of artists. The Preliminary Public Art Plan should be prepared in accordance with the City’s Interim Guidelines for Public Art in Private Developments.

Detailed Public Art Plan

A Detailed Public Art Plan should be submitted with any stage 2 or detailed design development application for privately initiated multiple residential, commercial, or industrial projects that involve a significant amount of public (or publicly accessible) space or that have a construction value exceeding $10 million.

The Detailed Public Art Plan should illustrate the location, form, dimensions, and materials of the proposed public art. It should include a brief rationale behind the artwork and a program for documentation, fabrication and installation and integration with the construction program. The Detailed Public Art Plan should be prepared in accordance with the City’s Interim Guidelines for Public Art in Private Developments. Refer also to Preliminary Public Art Plan below.

Proposed plan of subdivision

A proposed plan of subdivision must be submitted as part of any development application seeking consent for subdivision or that involves a voluntary planning agreement for the dedication of land to the City. The proposed plan of subdivision must be prepared by a registered surveyor.

A proposed Torrens title subdivision plan is an aerial view of the land which details the existing and proposed lot boundaries and area, levels, structures, encumbrances and site constraints, and infrastructure for that site such as accessways, roads, stormwater disposal and utilities.

Applications involving strata subdivision must be accompanied by a draft plan demonstrating:

• proposed lot sizes
• common property
• any easements or restrictions.

Public domain concept plan

To show proposed works including changes to roads, kerbs, gutters, footpaths, signage, lighting, street trees, nature strips and other public spaces.

Refer to the Public domain manual, Sydney Streets Code, Sydney Streets technical specifications, ‘A City for Walking’ strategy and action plan and the Inclusive and accessible public space policy.

Public domain cross sections

Public domain cross sections may be required as part of a public domain concept plan for major development that involves dedication of land to the City and / or has significant frontages to the public domain and that may include driveways, crossovers, and pedestrian entrances.

Cross sections should be drawn through driveways and building entrances from inside the building to the centreline of the road showing existing and proposed boundary, top of kerb and gutter invert levels.

Reflectivity report

A reflectivity report must be submitted with any development application for a new building or any application that seeks to alter the external materials of a building in the vicinity of arterial or major roads and Sydney Airport. The report must provide analyses of the potential solar glare from a proposed development on pedestrians or motorists and demonstrate that light reflectivity from proposed facades does not exceed 20%.

Refer to provision 3.2.7 of the Sydney DCP 2012.

Section J Report

A Section J report is to be submitted with any application for a change of use to or for construction of a new non-residential building. A Section J report demonstrates compliance with the energy efficiency requirements of the National Construction Code (NCC).

Shadow diagrams (and solar access analysis)

Shadow diagrams and solar access analysis are to be submitted as part of any application for a change of use of an existing building to residential use, for a new building or for alterations to an existing building that may change the shadows cast to adjacent residential properties and / or public or publicly accessible open space.

Single dwellings and multi-dwelling housing

Shadow diagrams must illustrate the shadows cast from development under existing and proposed conditions to all affected properties, at hourly intervals (though lesser intervals may be requested at City officers’ discretion), between 9am and 3pm at midwinter, in plan and elevation.

Shadow diagrams must illustrate impacts upon windows to residential buildings and private open spaces, and any solar panels and solar hot water systems or the like on the subject and adjoining properties. Shadow diagrams should:

• be drawn to scale and include a scale bar
• include a true north point
• include a title block with drawing name and number, revision number and date
• differentiate existing and proposed shadows by using different coloured linework, shading or hatching
• include shadows cast by existing built structures such as buildings, fences, screens, awnings, shading devices, rooftop plant and equipment
• not include shadows cast from trees and vegetation
• include annotations specifying the internal use of rooms (kitchen, dining, living, bedroom, laundry, bathroom) of the subject site and adjacent properties
• include analysis in a schedule detailing solar access and overshadowing impacts to windows and private open space areas at each interval shown in the corresponding shadow diagrams under existing and proposed conditions in the terms specified in the relevant provision (4.1.3.1 and / or 4.2.3.1) of the Sydney DCP 2012.

Development subject to Chapter 4 Design of residential apartment development of the State Environmental Planning Policy (Housing) 2021 (the Housing SEPP)

Where the proposed development is subject to Chapter 4 of the Housing SEPP and the proposed development has overshadowing impacts upon another residential apartment building, then any development application must be accompanied by information to address the requirements of the Housing SEPP and the Apartment Design Guide (ADG), including:

• view from the sun drawings
• associated excel data tables
• design options, demonstrating how overshadowing has been minimised where ADG criteria are not met

Refer to the City’s draft guidelines for minimising overshadowing of neighbouring apartments.

Where other types of development are overshadowed such as single dwellings or public open space, then refer to the ADG objective to minimise overshadowing and any relevant provisions of the Sydney DCP 2012.

Concept development applications

Any concept development application should include shadow diagrams and solar access analysis including shadow diagrams illustrating shadows cast from the existing development and from the proposed concept building envelope to neighbouring residential development.

Any such concept development application should demonstrate adequate solar access to the reference scheme of the proposed development in view from the sun diagrams and associated excel data tables.

Concept development applications for a proposal that is subject to Chapter 4 of the Housing SEPP should provide solar access and overshadowing information as outlined above and detailed in the City’s draft guidelines for minimising overshadowing of neighbouring apartments.

Where other types of development are overshadowed by the proposed concept building envelopes such as single dwellings or public open space, then refer to the ADG objective to minimise overshadowing and any relevant provisions of Sydney DCP 2012.

Signage strategy

A signage strategy must be submitted as part of any development application proposing signage in a heritage conservation area or on a heritage item, on sites that are strata titled or that contain more than four business premises.

A signage strategy should include:

• To-scale elevations of all buildings within the subject site, including dimensions and clearances for footpaths below
• The location of all existing signage, labelled as historic signage, approved existing signage and non-approved existing signage
• The number of signs or advertisements proposed to be included
• The position and location of proposed new signage and advertisements
• The dimensions and shapes of individual sign locations or standard signage types if they are repeated throughout the development
• The type of signage medium including materials and mounting format, for example hanging or mounted box, printed metal sheet, hanging vinyl banner, window film, LED sign, static or animated digital display and so on.
• The lighting style, for example backlit, individually illuminated letters, floodlit or passive/unlit.
• Any minimisation strategies for lighting impacts, such as barriers, timers, sensors, or a curfew.

Refer to provision 3.16.1 of the Sydney DCP 2012.Social impact assessment

A Social Impact Assessment may be required for a development application proposing significant residential development, hazardous or offensive uses, major infrastructure, community and recreational uses, large medical facilities, educational facilities, and some business premises. At the discretion of City officers, the preparation of a Social Impact Assessment may be required for any development.

A social impact assessment should address the potential social impacts of the development, the scale and extent of those impacts, any consultations with affected groups, people or relevant organisations and measures to minimise adverse social impacts.

Refer to provision 3.13.3 of the Sydney DCP 2012.

Statement of environmental effects

A Statement of Environmental Effects (SEE) must be submitted with any application.

A SEE must:

• provide a description of the proposed development including any relevant drawings of the development
• list all documents submitted as part of the application
• list any authorities from which concurrence or general terms of approval must be obtained for the development
• address the environmental impacts of the development
• detail what steps have been taken to protect the environment or minimise harm to the environment
• any matters to be indicated by any guidelines issued by the Planning Secretary

A SEE should:

• provide a description of the site and surrounding properties and uses
• provide a history of the site, pre-lodgement advice, any previous approvals and compliance actions
• address the relevant provisions of any State Environmental Planning Policy, Local Environmental Plan, Development Control Plan, and other applicable planning policies such as the Landscape Code, City of Sydney development contributions plan 2015 or the City of Sydney Affordable Housing Program
• specify operational details of the proposed development such as number of employees, hours of operation, vehicle access, loading and parking arrangements and how waste will be managed.

Refer to the SEE requirements in the Approved Form.

Statement of Heritage Impact

Required for any development application that:

• involves a heritage item identified in the Sydney Local Environmental Plan 2012;
• proposes external works to a building located within a heritage conservation area identified in the Sydney Local Environmental Plan 2012;
• proposes substantial demolition or major alterations to a building older than 50 years; or
• proposes significant works a building located next to or nearby heritage items or heritage conservations areas, including in adjoining local government areas.

A Statement of Heritage Impact describes the heritage significance of the place and its history, how proposed development affects that significance, and the measures to mitigate negative impacts to that significance. Statements of Heritage Impact should be prepared in accordance with the guidelines for preparing a statement of heritage impact.

Stormwater drainage design

A stormwater drainage design should be submitted for new buildings or where development may necessitate changes to existing stormwater drainage arrangements or that require a new stormwater drainage connection.

The stormwater drainage plan is to illustrate how stormwater runoff from the site will be managed. It is essential to incorporate the stormwater drainage design into the building and landscape design drawings by including gutters, downpipes, eaves, on-site detention, and roof falls.

A site that falls away from its street frontage may have difficulty discharging stormwater runoff to the street, requiring a drainage easement to be negotiated through a neighbouring property to discharge the stormwater to the street.

The stormwater drainage design must be prepared by a suitably qualified engineer with experience in drainage design.

Refer to provision 3.7 of the Sydney DCP 2012.

Stormwater quality assessment

A stormwater quality assessment must be submitted for development applications for sites with an area greater than 1000 sqm.

The stormwater quality assessment must demonstrate that the development will reduce the baseline annual pollutant load for:

• litter and vegetation larger than 5mm by 90%
• total suspended solids by 85%
• total phosphorous by 65%
• total nitrogen by 45%.

The stormwater quality assessment is to be prepared by a suitably qualified engineer with experience in water sensitive urban design and include:

• modelling of pollutant load standards with an industry standard water quality model
• MUSIC e LINK certificate/report. The City of Sydney has adopted MUSIC Link which automatically sets the water quality parameters in the MUSIC program
• water sensitive urban design used to achieve the post-development pollutant load standards
• maintenance schedules that require maintenance or full replacement including the likely recycling or
• disposal location of waste.

Refer to provision 3.7.3 of the Sydney DCP 2012.

Structural engineers report

A structural engineer’s report (prepared by a suitably qualified structural engineer) is to be submitted as part of any application that proposes:

• substantial demolition of a heritage item or a building in a heritage conservation area
• excavation beneath or adjacent to a heritage item or a building in a heritage conservation area
• footpath awnings with posts or balconies.

A structural engineer’s report submitted to support a proposal for significant demolition of a heritage item or a building in a heritage conservation area must provide an assessment of the stuctural condition of the existing building

A structural engineer’s report submitted to support a proposal to excavate beneath or adjacent to a heritage item or a building in a heritage conservation area is to provide an assessment of the integrity of the existing structures on the site, whether the proposed excavation can be carried out without detriment to the integrity of existing structures and a methodology for doing so.

A structural engineer’s report submitted to support a proposal for a footpath awning with posts and or balconies is to confirm that the footpath awning will not collapse in the event of a post being removed.

Refer to provisions 3.2.4.1, 3.9.1, 3.9.13 and 3.10 of the Sydney DCP 2012.

Survey plan (contour and detail survey plan)

A contour and detail survey plan must be submitted with all applications except:

• where a change of use is proposed with no external works
• where the application relates to an internal fit out
• where the application relates to signage mounted on an existing structure.

Where any proposed works are within 1 metre of side or rear boundaries, the contour and detail survey plan must be based upon a boundary survey with offsets annotated clearly, showing the position of fences and walls and buildings in relation to boundaries.

Marking of the boundary corners is not required, however it should be noted that new buildings and additions will be required to be set out by a registered surveyor prior to commencement of construction.

The contour and detail survey plan must include:

• a note confirming that a boundary survey has been carried out by the registered surveyor, the surveyor name and ID number.
• true north point or relationship to true north
• scale, generally 1:100 or 1:200
• position of all existing structures, with floor levels and ridge heights annotated on the plan
• public domain adjacent to all frontages to the centreline of the road
• position of existing structures on adjoining land within 3 metres of the boundary, including description, street number, floor level, ridge height, and window levels and their locations in the walls closest to the side boundaries
• levels – spot levels and existing contours related to Australian Height Datum (AHD) with benchmark details and origin of levels shown
• trees – exact position, trunk diameter (if greater than 200mm), height, spread and species (if known) – on the subject site, on the street and on adjoining land within 3 metres of the site boundaries
• all visible services within the site and adjacent public domain including stormwater pits and invert levels, hydrants, sewer maintenance holes, Telstra pits and so on
• concrete paths, vehicle crossings, kerb position with top of kerb levels, and kerb outlets
• title boundaries with dimensions
• location and type of all existing easements and rights of way including party walls and common walls
• current documentary evidence (Section 88B instrument or dealings) relating to any easements or rights of carriageway which are to be relied upon.

The contour and detail survey plan should be used as a basis for any site plan and design drawings.

The contour and detail survey plan must be accompanied by the formal particulars of title including the subject Deposited Plan (DP) and current (less than 6 months old) title.

Refer to the site plan and title requirements in the Approved Form.

Transport access guide

A Transport Access Guide is to be submitted with all applications except:

• individual dwelling houses and dual occupancies;
• residential flat buildings of less than 25 units;
• individual businesses and services in existing shopping strips and retail centres;
• developments having a floor area of less than 1,000sqm GFA; and
• businesses employing less than 10 staff.

A Transport Access Guide is to make sure people know how to get to the subject development by walking, cycling or public transport to reduce traffic congestion and to promote sustainable transport modes.

Refer to provision 3.11.1 and Schedule 7.7 of the Sydney DCP 2012.

Transport impact study

A Transport Impact Study is to be submitted with development applications for:

• non-residential development equal to or greater than 1,000sqm GFA
• car park with more than 200 spaces
• 25 or more dwellings

a proposal that in the opinion of the consent authority, is likely to generate significant traffic impacts.

Refer to provision 3.11.1 and Schedule 7.4 of the Sydney DCP 2012.

Waste and recycling management plan

A Waste and Recycling Management Plan must be submitted with all development applications and any other application that will alter the waste generation and / or management arrangements for the development.

The submitted Waste and Recycling Management Plan is to include the form included in the City of Sydney Guidelines for Waste Management in New Developments and must include:

• Plans and drawings of the proposed development that show the location and space allocated to the waste management systems and facilities and the nominated waste collection point for the site.
• Details of the types and estimated quantities of waste streams. Identification of the path of access for users and collection vehicles.
• Details of ongoing management, storage, and collection of waste, including responsibility for cleaning, transfer of bins between storage areas and collection points, implementation and maintenance of signage, and security of storage areas.
• Where appropriate to the nature of the development, a summary document for tenants and residents to inform them of the building’s waste management arrangements.
• Details of the handling of construction, demolition, and ongoing waste outputs of the development.

Refer to provision 3.14 of the Sydney DCP 2012 and City of Sydney Guidelines for Waste Management in New Developments.

Wind effects report

A wind effects report must be submitted with any development application for a new building over 45m in height or for other development where Council officers require that wind effects are to be considered.

A wind effects report addresses the impact of the proposed development on wind conditions. The report is to be prepared by a suitably qualified engineer and is to:

• be based on wind tunnel testing, which compares and analyses the wind condition of the current and proposed site
• report the impacts of wind on the pedestrian environment at the footpath level within the site and the public domain
• provide design solutions to minimise the impact of wind on the public and private domain
• demonstrate the proposed building and solutions are consistent with the provisions of the relevant planning controls.

Refer to provisions 3.2.6 of the Sydney DCP 2012 for development outside of Central Sydney.

Refer to provisions 3.2.6, 5.1.1.1, 5.1.9 and Schedule 12.2 of the Sydney DCP 2012 for development within Central Sydney.