State Significant Development

What is state significant development?

Under the Environmental Planning and Assessment Act 1979, projects can be declared State significant development (SSD) if they are important to the State for economic, environmental or social reasons.

A development is considered significant to the State if it is over a specific size, is in an environmentally sensitive area or will exceed a particular capital investment value.

SSD is listed under chapter 2 - Schedule 1 and Schedule 2 of the State Environmental Planning Policy (Planning Systems) 2021.

In Woollahra, SSDs typically comprise of:

  • additions to a school with a development cost greater than $50m, or
  • development with infill affordable housing with a residential development cost greater than $75m, or
  • seniors housing with a cost greater than $30m.

New SSD pathway

The NSW Government established the Housing Delivery Authority (HDA) to boost housing supply. The HDA leads a new streamlined SSD pathway and SSD with a concurrent rezoning process. This applies to large residential and mixed-use development where the estimated development cost of the residential component exceeds $60m. Find out more details about the Housing Delivery Authority.

Who determines state significant development?

The Independent Planning Commission or the Minister for Planning is the consent authority for SSD. However, the Minister has delegated his power to make some decisions to senior officers of the Department of Planning, Housing and Infrastructure.

Will council comment on state significant development?

Council staff will review the Environmental Impact Statement and supporting documents, and typically prepare a submission to the Department of Planning, Housing and Infrastructure.

Where do I find information on a state significant development?

Information on SSD applications is found on the major projects page of the Planning Portal.

Please note: If you do not have the SSD application number, it is recommended that you use the Planning Portal Application Tracker (selecting the State Significant Application tab) to search for a SSD, as there is an issue with the search function on the major projects page. The Department of Planning, Housing and Infrastructure has been notified of this issue.

How is state significant development assessed?

The key assessment steps for a SSD are as follows:

1. Identify what information is required 

The Department of Planning, Housing and Infrastructure (DPHI) advises the applicant what information must be included in the Environmental Impact Statement (EIS). This is known as the Secretary's Environmental Assessment Requirements (SEARs).

There are two types of SEARS, ‘industry-specific’ or ‘project-specific’:

  • Industry-specific SEARs are ready-made assessment requirements for certain types of development. Government agencies’ input is not required.
  • Project-specific SEARs are the detailed requirements, tailored to a specific development with input from government agencies.

2. Prepare an Environmental Impact Statement

The applicant prepares an EIS, which is a detailed document that assesses the potential impacts of a project on the environment, economy, and society.

3. Public exhibition

All SSDs are exhibited for at least 28 days, and the community is invited to have a say on the merits of the projects. Find out further information on community participation in the assessment of SSD.

During the exhibition period, the DPHI will:

  • publish the SSD application and EIS on the planning portal,
  • typically notify surrounding residents in writing (the notification area will vary depending on the scope of the proposal),
  • advertise the public exhibition if required under the Environmental Planning & Assessment Act 1979 and associated Regulation.

You can subscribe to receive email alert updates on the progress of each project.

4. Assessment

The DPHI will prepare a detailed government-wide assessment report on the merits of an SSD project for the consent authority.

5. Determination

The Independent Planning Commission, or the Minister for Planning is the consent authority for SSDs. However, the Minister has delegated his power to make some decisions to senior officers of the DPHI.

After the determination of the SSD application, the DPHI will:

  • publish the decision on the NSW Planning Portal
  • notify everyone who made a submission of the decision
  • give public notice of the reasons for the decision and how community views were taken into account in making the decision.

The SSD assessment steps are shown in the diagram below:

Flowchart outlining the steps for state significant development assessment, including requirements, submissions, and approvals.

Source: NSW Government SSD Guidelines

Further information on the SSD assessment process can be found in the SSD Guidelines and on the NSW Government website.

How do I comment on a state significant development application?

All submissions for SSD applications must be made online through the NSW Planning Portal during the exhibition period.

To make a submission:

  • visit major projects on the NSW Planning Portal
  • log in or create a new user account
  • find the application on the exhibition page
  • click on 'make a submission' button.

There are help and resources on the portal including a step-by-step guide on how to make a submission on a state significant application and answers to frequently asked questions.

For more help, phone Service NSW on 1300 305 695.

If you think you'll need help making a submission using the portal, it's a good idea to contact Service NSW sooner rather than later. Ensure you give yourself plenty of time to make a submission before the project’s exhibition end date.

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