Town planning · Sutherland Shire NSW
Town planning in Sutherland Shire. Plan with clarity from the outset.
Practical town planning advice in Sutherland Shire, from Low and Mid-Rise Housing (LMR) feasibility and Preliminary Planning Reports to Development Applications, Statements of Environmental Effects and CD Planning Assessments supporting CDC applications to Building Certifiers.
NSW housing reform
Low and Mid-Rise Housing in Sutherland Shire
The NSW Low and Mid-Rise Housing (LMR) Policy, under the State Environmental Planning Policy (Housing) 2021, provides additional housing opportunities in qualifying locations near nominated centres and stations. Depending on the site, zone, development type and operative provisions, it may facilitate dual occupancies, terraces, townhouses or other forms of residential development.
The LMR Housing areas use an 800 metre walking-distance test from nominated centres or stations, rather than a simple straight-line radius. The current legislation, exclusions, zoning, site constraints and actual walking network must be checked for each property.
NSW Government interactive map
The NSW Planning Spatial Portal shows indicative LMR Housing areas. It assists with screening but does not itself determine statutory eligibility.
View the indicative LMR Housing mapNominated centres and stations
Ten LMR locations in Sutherland Shire
The NSW Government and Sutherland Shire Council identify the following nominated locations. Properties must be individually assessed; inclusion of a centre below does not mean every nearby property is eligible.
Refer to the Council LMR summary and the NSW Government list of nominated centres for the current locations and planning context.
Local statutory controls
Sutherland Shire LEP 2015 and DCP 2015
The Sutherland Shire Local Environmental Plan 2015 establishes land-use zoning, permissibility, development standards and mapped planning provisions. The Sutherland Shire Development Control Plan 2015 adds detailed controls for dwelling houses, secondary dwellings, dual occupancies, multi-dwelling housing, residential flat buildings, vehicle access, stormwater, landscaping and environmental management.
Council updated aspects of its DCP during 2026, including vehicle access and parking matters in April and stormwater and flooding matters in May. Any design assessment should use the current operative versions of the relevant DCP chapters, rather than relying on earlier copies.
An initial zoning check will not resolve every question. Mapped constraints, site dimensions, the applicable State policies and the proposed development type can change the design response and approval pathway.
Trees and environmental planning
Vegetation, biodiversity and protected trees
Tree retention, biodiversity considerations and mapped environmental constraints are relevant to many Sutherland Shire proposals. Council's DCP includes tree management requirements, and removal or pruning of protected trees may require a separate Council permit or another lawful approval pathway.
A design should not assume that a future CDC will automatically authorise tree removal. Council's tree application process and the applicable exemptions require separate consideration, particularly where a development relies on clearing vegetation or altering access.
Site and infrastructure considerations
Stormwater, access, coastal and flood constraints
Stormwater and drainage
Consider drainage levels, potential connection points, on-site stormwater requirements and whether Council infrastructure or road-reserve approvals need to be investigated before proceeding with a design.
Vehicle access and crossings
Review driveway access, parking and manoeuvring requirements, and whether a new or altered crossing or works in a public road require separate Council approval.
Flooding and waterways
Check flood-related mapping and relevant watercourse or environmental constraints. Some mapped hazards can affect development standards or eligibility for particular pathways.
Foreshore and coastal settings
Identify applicable coastal provisions, foreshore building lines, hazard controls and scenic or landscape considerations where relevant to the property.
Some preliminary engineering or Council infrastructure questions are worth resolving before substantial design expenditure. The scope of any necessary third-party advice or approvals depends on the particular works proposed.
Our professional services
How Planning Approvals can assist
Preliminary Planning Reports (PPRs)
Identify site potential, key planning constraints and the likely approval pathway before you progress too far. Explore PPRs and planning advice.
LMR Housing feasibility
Review the operative Housing SEPP provisions, nominated LMR catchments, permitted development types and relevant controls for a proposed design.
DA planning and SEE preparation
Planning advice, preparation of Statements of Environmental Effects, review of consultant documentation and support with DA lodgement where engaged. Explore our DA services.
CD Planning Assessments
Prepare CD Planning Assessments to accompany CDC applications to Building Certifiers, reviewing relevant Codes SEPP land eligibility and planning requirements. Explore CD Planning Assessments.
A CD Planning Assessment provides planning compliance advice for a proposed complying development application. A Building Certifier determines whether the applicable statutory requirements have been met and whether a CDC can be issued. LMR Housing permissibility does not automatically establish CDC eligibility. You can Find a Certifier through the NSW Government register.
In-house sustainability services
BASIX and accredited NatHERS assessments
Planning Approvals provides an in-house BASIX service and thermal assessments by an Accredited NatHERS Assessor. We can prepare BASIX certification and NatHERS ratings, with practical advice on glazing, insulation and construction materials as relevant to the proposed development.
How we work
Planning advice before costly changes.
Identify the planning pathway and material issues early so your design team can respond efficiently.
Review the site and proposal
Confirm zoning, mapping, LMR applicability, Council controls and constraints relevant to the land.
Identify the planning issues
Review development standards and matters needing further design, engineering or specialist input.
Prepare agreed assessment work
Provide the agreed PPR, planning advice, SEE or CD Planning Assessment and outline next steps.
Common questions
Planning questions in Sutherland Shire.
Does the LMR Housing policy apply to every property near Miranda or Caringbah?
No. Being near a nominated town centre does not establish eligibility. The actual walking-distance catchment, zoning, exclusions and statutory requirements must be assessed for the particular lot.
Can protected trees be removed as part of a CDC application?
Do not assume so. Protected tree works may require separate lawful authorisation, and the applicable Council permit requirements and exemptions should be checked before relying on any removal.
Should I investigate stormwater connections or driveway changes before finalising my plans?
Where feasibility depends on drainage levels, infrastructure access or a road-reserve crossing, preliminary engineering and Council enquiries can help reduce later design risks. The timing and type of any separate approval depend on the proposed works.
Can we help you with a Sutherland Shire Development Application or Statement of Environmental Effects?
Yes. We provide planning advice, SEE preparation and assistance with DA documentation and lodgement, subject to the agreed project scope.
Can Planning Approvals issue a Complying Development Certificate?
No. We prepare CD Planning Assessments for CDC applications to Building Certifiers. The Building Certifier determines whether a CDC may be issued.
Official NSW Government and Sutherland Shire Council source material:
Sutherland Shire · Project enquiry
Planning a Sutherland Shire project?
Send us your site details and a description of the proposed development. We can discuss an appropriate initial planning review and scope of work.