A Fresh Outlook On Rezoning and Planning Proposals
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Rezoning – Planning Proposal
Rezoning of land is a way of upzoning a site or area to allow for an intensification of development. One of the most common rezoning enquiries we receive is rezoning land from Rural (RU1 or RU2) to Residential Land (R1, R2, R3 or R4). The intention of this rezoning is to subdivide the rural land into small residential lots and sold off with large profits.
The other common form of rezoning is changing the residential zone from R2 to a higher density residential zone such as R3 or R4. This rezoning will allow higher density developments such as multi dwelling housing or Residential flat buildings to be erected on site.
No matter what type of rezoning you are interested in the process remains the same and there needs to be a strong argument put forward via the Planning Proposal.
A Planning Proposal is the document that is prepared to make an amendment to the Local Environmental Plan for a Local Council. Often the main purpose of preparing a Planning Proposal is to rezone an area or to allow additional land uses for a site.
The preparation of a planning proposal is the first step in making an amendment to the existing LEP also known as a “rezoning”. A planning proposal is a document that explains the intended effect of, and justification for, the proposed amendment. Council must prepare and submit a planning proposal to the Department of Planning and Environment for consideration of an amendment to the LEP.
The first step in the process involves Outlook Planning and Development booking a formal meeting with the Strategic Planning department of the Council to get the required information and reports to lodge the application. The planning report will need to address specific requirements depending on the site and surrounding locality.
Once the draft planning proposal documents are prepared the application is submitted to Council for review. The draft planning proposal is assessed by Council officers before being sent to the Full Council meeting for determination. The Council then make the decision whether to endorse the planning proposal.
If the proposal gets endorsed it will then proceed to the Gateway Determination Process. During this stage the Planning Proposal is put on public exhibition and other agencies are asked to comment. At the end of this stage the Council then submits the Planning Proposal to the Department of Planning for review and determination.
Outlook Planning and Development has a streamlined process for drafting planning proposals. Most town planning firms charge over the top fees for Planning Proposals however we have the process down to a fine art and keep our fees realistic to help promote development. We work closely with Council at every step of the process to ensure that we can respond and adapt the report to fit Councils requirements. We will also be transparent at every step of the process so that you know exactly what is happening with the application at every step of the way.
This must be submitted with your development application to all Councils!
A Statement of Environmental Effects (SEE) is a written report required under the Environmental and Assessment Act 1979 that outlines the likely environmental impacts of a development application and must be submitted with your development application to council.
A Statement of Environmental Effects details:
The statement of environmental effects must address the relevant legislation such as the Act, Regulations, State Environmental Planning Policies, Local environmental plans and development control plans!
Council development planners are require by legislation to consider the general public for all development applications! This often means they notify the application to neighbouring residents to seek comment!
The community regularly turns to Outlook Planning and Development for their objection letters as we are one of the most prominent Consulting firms that regularly submit development objection letters for all NSW Councils.
Our Principal Planner obtained the nickname “Objection King” from his customers throughout his career and can assist you with your Council development objection letter!
Contact us to learn more about our process and how we can assist with your development objection letter!
A REF (review of environmental factors) is a document prepared by a consultant and submitted to the relevant consent authority.
We look at the the ins and outs of obtaining an approval for Sex Services (Brothel) within NSW and what you need to consider with a site and application.
The statement of environmental effects is a document that most people are confused by. We offer advice on how to write a good quality statement of environmental effects!
We now offer template statement of environmental effects for development applications so you can fill out your own report based on your development. Buy our template statement of environmental effects report.
Building Designers! Outsource your statement of environmental effects to Outlook Planning and Development and save time and money! Let us deal with the report so you can focus on the plans!
Beresfield is one of the biggest hot spots within the Newcastle area with investors and first home buyers flocking to the area to score great prices for great blocks of land. We look at what to look for for development within the area and how to maximise on your investments including dual occupancies and subdivisions.
Unapproved works is one of our most common jobs for Outlook Planning and Development. Read our article on what to do and how to deal with the scary letters from Council!
We explain what to consider when planning a rural subdivision and the various costs and reports associated.
Thornton and Chisholm has become a booming area for investors and first home buyers wanting to leave Sydney and head towards the Hunter Valley. The greater Maitland area is a booming area with plenty of land available for developers.
We explain what types of development you can do without any Council approval for everyone doing their home renovations. Read all about exempt development and what you can build this weekend after a trip to Bunnings to get your DIY tools.
Want to build a house or renovate but don’t want the hassle of a development application. You might be able to get approval through a private certifier. We take some time to explain what a complying development is and the steps you need to take to obtain a CDC through a private certifier.
Heritage Impact Statements are essential for any development involving a heritage item or heritage conservation area. We go into some of the basics of what makes up a heritage impact statement and who should be preparing them for your development.
Council Das can cause a lot of stress! Have you received a notification in the mail about a development application and want to write a submission. We outline some steps to help you prepare a development application objection letter.
The first concept designs for Western Sydney Airport Terminal have been unveiled.
New generation boarding houses have a lot of negativity at the moment with developers obtaining approvals for large scale boarding house developments. So what exactly is a new generation boarding house?
Northern Beaches Town Planners explain Dual occupancy facts on the Northern Beaches including Pittwater, Warringah and Manly. We provide some information on dual occupancy developments on the Northern Beaches of Sydney. Where you should be looking and what you should be considering.
We explore the theory that as the amount of parking decreases, the appeal of driving gives way to more environmentally friendly transport modes such as walking, cycling, ride-hailing, car pooling and public transport.
Some evidence suggests reducing or capping parking pays off. In cities that have implemented these measures, driving has declined and public transport use has increased.
The redevelopment of the Sydney Football Stadium has been full of controversy with a massive public backlash to the development.
The development has been subject to a lot of public debate with questions as to why the NSW Government are demolishing a functioning stadium instead of upgrading the stadium at a fraction of the cost.
The University of Newcastle has recently submitted a seven building masterplan to the NSW Government for their new education precinct for Honeysuckle in Newcastle.
Outlook Planning and Development were engaged by a group of concerned residents in regards to a nearby development that sought consent to demolish an existing (abandoned) service station to a boutique hotel with 58 guest rooms, car lift and guest facilities.
A change of land zoning proposed by Lake Macquarie council would open the door for medium-density housing in a large part of Windale.
Granny flats, or secondary dwellings as they are known as in the Planning world, can allow home owners to keep parents or adult children close by while giving them their own space. They can also be a great way to generate additional rental income.
Newcastle and the Hunter Valley has become a hot spot for developers as well as residents of Sydney looking for a tree change and a work life balance. There is so much development potential and lots of great properties within the area for a fraction of the price of Sydney.
We look at the five things to consider before buying a block of land! Is it better to buy established or purchase a vacant lot and building?
We provide a list of the various documents required for a development application and provide a list of the relevant consultants that we have worked with for development applications.
We look at the processing time for statement of environmental effects and the process we take!
Boarding Houses
Complying Development Audits
Dual Occupancies
Development Objection Letters
Development Applications
Development Feasibility Report
Pre Purchase Planning Reports
Rezoning Applications
Heritage Impact Statements
Statement of Environmental Effects
Rural Dwelling Applications
Clause 4.6 Reports
Waste Management Plans
Safer By Design Assessments
Change of Use Applications
Sydney Areas
Town Planning – Campbelltown
Town Planning – Eastern Suburbs
Town Planning – Central Coast
Town Planning – Hornsby
Town Planning – Ku-ring-gai
Town Planning – Inner West
Town Planning – Northern Beaches
Town Planning – North Shore
Town Planning – Northern Suburbs
Town Planning – Parramatta
Town Planning – Southern Suburbs
Town Planning – South West
Town Planning – Sydney
Town Planning – Western Suburbs
Town Planning – Wollongong
Newcastle – Hunter Valley
Town Planning – Newcastle
Town Planning – Maitland
Town Planning – Cessnock
Town Planning – Singleton
Town Planning – Dungog
Town Planning – Lake Macquarie
Town Planning – Port Stephens
Regional NSW
Town Planning –Mid North Coast
Town Planning – Ballina
Town Planning – Byron Bay
Town Planning – Wagga Wagga
Town Planning – Tweed
Town Planning – Dubbo
Town Planning – Parkes
Town Planning – Armidale
Town Planning – Tamworth
Town Planning – Coffs Harbour
Town Planning – Snowy Mountains
Town Planning – Yass
Sydney Areas
Development Application – Campbelltown
Development Application – Eastern Suburbs
Development Application – Central Coast
Development Application – Hornsby
Development Application – Ku-ring-gai
Development Application – Inner West
Development Application – Northern Beaches
Development Application – North Shore
Development Application – Northern Suburbs
Development Application – Parramatta
Development Application – Southern Suburbs
Development Application – South West
Development Application – Sydney
Development Application – Western Suburbs
Development Application – Wollongong
Newcastle – Hunter Valley
Development Application – Newcastle
Development Application – Maitland
Development Application – Cessnock
Development Application – Singleton
Development Application – Dungog
Development Application – Lake Macquarie
Development Application – Port Stephens
Regional NSW
Development Application –Mid North Coast
Development Application – Ballina
Development Application – Byron Bay
Development Application – Wagga Wagga
Development Application – Tweed
Development Application – Dubbo
Development Application – Parkes
Development Application – Armidale
Development Application – Tamworth
Development Application – Coffs Harbour
Development Application – Snowy Mountains
Development Application – Yass
Sydney Areas
DA Objection – Campbelltown
DA Objection – Eastern Suburbs
DA Objection – Central Coast
DA Objection – Hornsby
DA Objection – Ku-ring-gai
DA Objection – Inner West
DA Objection – Northern Beaches
DA Objection – North Shore
DA Objection – Northern Suburbs
DA Objection – Parramatta
DA Objection – Southern Suburbs
DA Objection – South West
DA Objection – Sydney
DA Objection – Western Suburbs
DA Objection – Wollongong
Newcastle – Hunter Valley
DA Objection – Newcastle
DA Objection – Maitland
DA Objection – Cessnock
DA Objection – Singleton
DA Objection – Dungog
DA Objection – Lake Macquarie
DA Objection – Port Stephens
Regional NSW
DA Objection –Mid North Coast
DA Objection – Ballina
DA Objection – Byron Bay
DA Objection – Wagga Wagga
DA Objection – Tweed
DA Objection – Dubbo
DA Objection – Parkes
DA Objection – Armidale
DA Objection – Tamworth
DA Objection – Coffs Harbour
DA Objection – Snowy Mountains
DA Objection – Yass
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