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Statement of Environmental Effects (SEE) — NSW

A Statement of Environmental Effects is the written planning case for your development application — it explains the proposal, assesses its impacts and shows council how it responds to the relevant planning controls. Almost every DA in NSW needs one.

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Last updated: 1 August 2026 · Written by Dr George Greiss

Urban planning concept — development plans and building design in NSW

What is a Statement of Environmental Effects?

A Statement of Environmental Effects is a report submitted with a development application under the Environmental Planning and Assessment Act 1979 (NSW). It does more than describe the development — it explains the planning context, addresses the relevant controls, responds to the key issues and sets out the case for approval.

For many applications, the SEE is the document that connects the design, the site, the planning controls and the reasons the proposal has merit. A clear, well-structured SEE can make a significant difference to how quickly and smoothly an application is assessed.

What a SEE must address

The content should be proportionate to the scale of the proposal, but a well-prepared SEE typically covers:

  • the site, its context and surrounding development;
  • the proposed development, described accurately against the plans;
  • zoning, permissibility and the objectives of the zone;
  • relevant environmental planning instruments, including the LEP and applicable SEPPs;
  • development control plan provisions and how the proposal responds to them;
  • development standards — and written justification where a variation is sought;
  • likely impacts: amenity, privacy, overshadowing, traffic, stormwater, trees and heritage where relevant; and
  • the reasons the proposal is supportable under section 4.15 of the Act.

How Greiss Planning prepares your SEE

  1. Review — we review your drawings, the site and the applicable controls, and flag any issues worth resolving before lodgement.
  2. Assess — we test the proposal against the LEP, DCP and relevant policies, and identify the matters council's assessment will focus on.
  3. Write — we prepare a clear, structured statement directed to the assessment task — no padding, no template filler.
  4. Support — if council raises questions during assessment, we help you respond.

Why Greiss Planning

Greiss Planning is led by Dr George Greiss — a town planner with a PhD in urban planning and sixteen years of experience inside local government, including years personally assessing development applications. That perspective shapes every statement we write: we know what decision-makers look for, because we have been on that side of the table.

Dr George Greiss, Principal Planning Consultant, Greiss Planning

Dr George Greiss

Founder & Principal Planning Consultant · PhD Urban Planning · Adjunct Associate Professor, Western Sydney University

About George →

Frequently asked questions

Do I need a SEE for my DA in NSW?

Yes, in almost all cases. Every development application in NSW must be accompanied by a Statement of Environmental Effects unless the proposal is designated development, which requires a full Environmental Impact Statement instead. Even small residential projects — a deck, a pool, a secondary dwelling — need a SEE proportionate to the scale of the works.

Who can prepare a Statement of Environmental Effects?

There is no legal restriction — applicants can prepare their own. In practice, councils expect the statement to address the controls correctly, and a poorly prepared SEE is a common cause of requests for information, delays and refusals. An experienced town planner knows what the assessing officer needs to see and how to present it.

How much does a SEE cost?

It depends on the scale and complexity of the proposal — a statement for a single dwelling or pool is a very different task to one for a multi-dwelling or commercial development. Greiss Planning provides a fixed-fee quote after reviewing your plans, so you know the cost before we start.

How long does a SEE take to prepare?

For straightforward residential proposals, typically one to two weeks from receiving the final drawings and any supporting reports. More complex proposals take longer, particularly where variations need justification or specialist inputs need coordinating. We confirm the timeframe when we quote.

What is the difference between a SEE and an EIS?

A Statement of Environmental Effects accompanies ordinary local and regional development applications. An Environmental Impact Statement is a far more extensive document required for designated development and State significant proposals, prepared against formal Secretary's requirements. Most projects only ever need a SEE.

What happens if my SEE misses something?

Council may issue a request for further information, which stops the assessment clock, or in weaker cases refuse the application. Gaps around development standards, variations and impact assessment are the most common problems. Getting the statement right the first time is usually the fastest — and cheapest — path to approval.

Need a Statement of Environmental Effects?

Send through your plans and we'll come back with a fixed-fee quote and any early observations about the proposal.

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