Rural Sheds Development Application Guide
Ballina Shire receives around 50 Development Applications (DAs) each year for the construction of new sheds in our rural areas. Straightforward applications can be approved relatively quickly. However, assessment of intended usage, size, location and potential impacts on neighbours or sensitive environments needs to be considered. Council wants applications for simple low impact rural sheds to be determined without delay. The Ballina Local Environmental Plan (LEP) and Development Control Plan (DCP) reflect Council’s vision and strategic intent for new development in the Shire.
Follow these steps to provide all relevant information when you lodge your development application for a rural shed:
1. Start your online application
2. Clearly describe the proposal
You will need to complete a written Statement of Environmental Effects (SEE) document.
Part 3 Development Applications of the Environmental Planning and Assessment Regulation 2021 sets out the information requirements to accompany a DA. You will need to provide answers to the following questions in your written (SEE) document:
- What is the intended use of the shed?
- Will occupation involve a commercial, industrial or residential use requiring a separate consent?
- Will there be any employees or external visitors to the site?
- How will vehicles access the property? (include car parking arrangements and driveways)
- Will any equipment, machinery, vehicles or material to be stored on site?
- What is the floor area and building height? (if not marked on submitted plans)
- Are any excavation or earthworks required?
- Are any sanitary facilities or On Site Sewage Management (OSSM) arrangements needed? refer to ballina.nsw.gov.au/councilpolicies
3. Consider the Local Environmental Plan (LEP) and relevant State Planning Policies (SEPPs)
You will also need to provide answers to the following questions in your written Statement of Environmental Effects (SEE) document:
- What is the zoning of the land?
- Is the site in an escarpment or water catchment zone, bushfire prone or close to a main road? (refer to ballina.nsw.gov.au/online-maps)
- Are there any relevant State Planning Policies? (e.g. Remediation of Land, Koalas, Coastal Land, refer to planningportal.nsw.gov.au)
- Are there any special or relevant Ballina LEP clauses? (e.g. building height, acid sulfate soils, flood planning etc.)
- Are there any clauses of the Ballina LEP that you are not complying with? If so, you will need to include additional details or justification about why the proposal is not compliant and why the proposal should be approved. We recommend you discuss this with Council’s Duty Planner prior to submitting your application.
4. Consider the Development Control Plan (DCP)
The written Statement of Environmental Effects (SEE) document needs to provide information relating to the following Chapters of the Ballina Shire DCP 2012:
- Chapter 2 – General & Environmental Controls(PDF, 892KB), including controls covering land use conflict, ridgelines, natural areas, potential contamination, on site sewer management, and erosion.
- Chapter 2B – Floodplain Management(PDF, 6MB) including risks and flood planning levels
- Chapter 7 – Rural Living and Activity(PDF, 476KB) including overall design, building lines and setbacks, road access and parking
- If there is any part of the DCP that you are not complying with, you will need to include some additional details and justification about why the proposal is not compliant.
5. Consultation and Advice
Answer these questions to help you identify any other matters to address in the written (SEE) document:
- Have you spoken to the neighbours about any potential concerns or impacts?
- If you are not clear about any LEP or DCP clauses that apply to your proposal, have you sought advice from Council’s Duty Planners?
- If there are any proposed variations to the controls, difficult issues to resolve or prior development history, do you need a consultant to assist?
6. Submit your application