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Approval process for mixed use developments
Mixed use development refers to a building containing more than one use. They typically have retail, commercial or community uses on the lower levels with residential units above. A development application is required for all new mixed use developments
The following steps are provided to assist you preparing and lodging a development application for a mixed use development.
Step 1: Seek information
You should consider the following documents when preparing you DA:
Environmental Planning Instruments and Development Control Plans
There are many documents and policies that should be considered if you are planning a mixed use development. The following list is not exhaustive, but includes the main Environmental Planning Instruments (EPIs), draft EPIs and Development Control Plans (DCPs) that may be applicable to your development:
- Randwick Local Environmental Plan 2012
- State Environmental Planning Policy No 55-Remediation of Land
- State Environmental Planning Policy No 65-Design Quality of Residential Apartment Development
- State Environmental Planning Policy No 64 -Advertising and Signage
- State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004
- State Environmental Planning Policy (Infrastructure) 2007
- Randwick Comprehensive Development Control Plan 2013, and specifically the sections relating to town centres (e.g. Kensington, Maroubra Beach, Randwick Junction, Kingsford, The Spot & Surrounds, Maroubra Junction, Matraville).
There are also several site specific DCPs that may be applicable.
To download copies of relevant EPIs and DCPs, please refer to Planning Strategies and Controls.
Disability Discrimination Act 1992
Your proposal is required to comply with the Disability Discrimination Act 1992 and Disability (Access to Premises - Buildings) Standard 2010.
Guidelines, council policies and other site specific considerations
Preservation of Trees and Vegetation - If there are any trees (covered by Council's Preservation of Trees and Vegetation) that may be affected by your proposed works, Council's Landscape Development Officer will inspect the site and determine whether the impact on the tree is acceptable. You may also be asked to prepare an Aborist's report to assess the potential impacts of the development. Your plans must clearly show the location of all trees on and near your site.
Flooding - If your site is located in an area that may be subject to flooding, your development must be designed with suitable freeboards; and must not obstruct any drainage easements or flow paths. For more information about flooding controls, please refer to Flood Management or contact Council's Development Engineers.
Construction near stormwater pipes - Your development should not be located over any drainage easements or stormwater pipes. If your proposal is located near a stormwater line, please contact Council's Development Engineers to discuss your proposal.
Construction near sewer lines - If your proposal involves construction over or near a sewer, please refer to the Sydney Water website to obtain their requirements for construction near a sewer.
Design Guidelines - The Residential Flat Design Code (available from the Planning NSW website) contains valuable tools for improving the design of residential flat buildings. It is recommended that this document is used in the design process.
The Apartment Design Code - This guide is available from the Planning NSW website and contains valuable information for improving the design of apartment developments. It is recommended that this document is used in the design process.
Crime Prevention - through Environmental Design (CPTED) is a crime prevention strategy that focuses on planning and design. The NSW Police 'Safer By Design' programs are part of this strategy and provide valuable ideas on how to minimise opportunities for crime.
Planning Certificates - A Planning Certificate (issued under Section 149 of the Environmental Planning and Assessment Act) provides formal advice on land zoning and planning controls applicable to your site.
Step 2: Prepare Plans and Drawings
The following plans may be required:
- Site Analysis Plan
- Scaled Plans and Elevations
- Notification Plans (A4 size)
- Survey Plan
- Landscape Plan
- Drainage Plan
- Shadow Diagrams
- Sediment and Erosion Control Plan
- Subdivision Plan (if subdivision is proposed)
- Architectural Model (may be required for developments >15 metres in height or for sites >10,000sqm)
- Streetscape elevation (if required by Council)
- Photomontage (if required by Council)
Note: Plan requirements may vary depending on the scope of your proposal
Step 3: Prepare a Statement of Environmental Effects
The following headings may be used to provide the framework for your statement of environmental effects (SEE).
- Executive Summary
- The Site and Surrounds
- Site description
- Surrounding development
- Public transport
- Design objectives and principals
- Previous development applications
- Pre-lodgement consultation
- Proposed development
- Description of proposal
- Compliance with numerical standards
- Built form and siting
- Materials and finishes
- Operation and management
- Traffic and parking
- Landscaping and open space
- Stormwater drainage and flooding
- Construction site management
- Section 79C assessment
- Assessment of proposal against relevant environmental planning instruments, draft instruments and development control plans
- SEPP 55: Remediation of Land
- SEPP 65: Design Quality of Residential Apartment Development
- SEPP 64: Advertising and Signage
- SEPP (BASIX) 2004
- SEPP (Infrastructure) 2007
- Randwick Local Environmental Plan 2012
- Randwick Comprehensive Development Control Plans 2013
- Likely impacts of the proposed development
- Crime prevention
- Suitability of the site for the proposed development
- Public Interest
The following supplementary reports/details may also be required:
- Heritage impact assessment report
- Acoustic report
- Traffic and parking report
- Flood study
- Hydraulic report
- Geotechnical report
- Waste management plan
- Schedule of colours and finishes
- Contamination investigation report
- Asbestos survey
- Environmental assessment of Flora and Fauna
- Social Impact Assessment
For more information on the supplementary reports, please refer to supplementary report requirements
Step 4: Complete an application form
You will need to complete an application form & checklist PDF, 825.22 KB, and a cost summary report PDF, 70.98 KB. If your application requires referral to the design review panel under SEPP 65, you will also need to complete a SEPP 65 checklist PDF, 100.32 KB.
The cost summary report must be prepared in accordance with Council's S94A Development Contributions Plan. If the cost of your development is $500,000 or more, a detailed cost report will need to be prepared by a Registered Quantity Surveyor.
The application form must be signed by all land owners and the applicant.
Note: Section 94 or Section 94A Development Contributions may be payable for your development.
Step 5: Lodge the DA with Council
The development application must be lodged with the applicable DA fee. Please contact us to obtain a fee quote.
You may lodge your DA directly with Council at our administration building or by online services. A Council Officer will use the Development Application checklist form to check your application. Council will only accept a DA with all necessary information.
You are required to submit:
- One (1) copy of the completed DA form and checklist
- One (1) copy of the cost summary report
- Two (2) copies of the A4 notification plans
- Three (3) copies of the survey plan
- Six (6) copies of all other plans
- Six (6) copies of the SEE and other supporting documentation
If your application requires referral to the design review panel (under SEPP 65), an additional six (6) sets of plans and documentation will be required for distribution to the panel members (as detailed in the SEPP 65 checklist PDF, 100.32 KB).
Additional sets of plans and SEEs will also be required if your application requires referral to any external agencies (e.g. Roads and Maritime Services, Heritage Office, Police, etc)