What supporting information is required with your application?

The supporting information required with your application will be determined by the Development Matrix that accompanies this booklet. This determined information is required to allow for a detailed and full assessment of your proposal.

How do I use the Development Matrix?

  • First search the development type column for your proposed type of land use.

  • Then read across to see what other documents you need to supply.

  • Then use this chapter to assist in acquiring the appropriate level of detail in your supporting documentation and number of copies that you will be required to supply.

  • The Development Matrix must be signed and attached to your Development and Complying Development application form.

General plan requirements

Plans include the site plan, floor plan, elevations and sections. Plans must be drawn to scale in ink and preferably on A3 or A4 size paper. Free hand, single line or illegible drawings will not be accepted.

Two additional copies of all plans and documents per Authority are required if this is Integrated Development – all information is referred to the relevant authority for comment.

One copy (A4 or A3) of the site plan and elevations, if applicable, must be supplied for notification purposes (these must be legible).

For major developments it is appreciated if the lodgement documentation also be provided in electronic format on CD/DVD.

Details to include on all plans and documents:

Ensure the below information is provided on all plans and documents:

  •  Applicant’s name, block/house/shop/unit number, street/road name, town or locality
  •  Lot Number, Section Number, DP/SP Number
  •  Measurements in metric
  •  The position of true north
  •  Building or parts of building to be demolished to be indicated in outline
  •  Designer’s/Architect’s name and date
  •  BASIX commitments if required

Coloured plans are required to identify proposed and existing structures

For alterations and additions plans are to be suitably coloured identifying all new work. The is required for site plans, floor plan and elevations.

A minimum two copies required.

The incorporation of the required detail into one plan is considered favourable. e.g stormwater, landscaping, on-site sewage management, erosion control plans etc.

[a] Statement of Environmental Effects

A Statement of Environmental Effects (Minor) form is available for single dwelling houses, additions/alterations and development ancillary to single dwelling houses.

All other developments requires a Statement of Environmental Effects (Major) to be prepared and submitted.

A minimum one copy of the Statement of Environmental Effects is required.

These statements explain the likely impacts of the proposed development both during and after construction and how these impacts will be minimised. The statement includes written information about the proposal and also states whether the proposal complies with the Muswellbrook Shire Council planning controls.

Other matters may be relevant depending upon the nature of the development proposal.

The statement, in appraising the suitability of land for development, should detail (where applicable):

  •  Detailed description of the proposal.
  •  Compliance with planning controls – Muswellbrook Local Environmental Plan, relevant State Environmental Planning Polices, Development Control Plans.
  •  Non-compliance with the planning controls must be justified with a statement as to why compliance cannot be achieved.
  •  Impact on existing and future amenity of the locality (including noise, dust, odours, fumes etc)
  •  Design and external appearance in relation to the site and locality indicating how the design is appropriate to the site.
  •  How the privacy, daylight and views of other dwellings will be affected (ie do they overlook or overshadow each other).
  •  Effect on the landscape, streetscape, national park or scenic quality of the locality.
  •  Effect on flora and fauna.
  •  Amount of traffic generated, car access, parking and availability of public transport and on site traffic management during construction.
  •  Social effects and economic effects.
  •  Effect on historical and archaeological aspects.
  •  Flooding, drainage, land slip, soil erosion, mine subsidence, bushfires and any other risks.
  •  Access for the disabled.
  •  Availability of utility services, power, telephone, water/sewer.
  •  Any special circumstances.

Industrial, restaurants/cafés, commercial shops and change of use applications must also address the following in the Statement of Environmental Effects:

  • Hours of operation
  • Number of employees
  • Provision of car parking
  • On-going waste management
  • Fire safety measures
  • Seating capacity

[b] Cost Summary Report and/or Registered Quality Surveyors Detailed Cost Report

Obtain these forms from Council Administration Centre or download from the Documents section of this website.

street plan[c] Site analysis and site plan

You are encouraged to combine site analysis with the site plan.

A minimum of four copies required for all developments.

Site characteristics

  •  The boundaries of the site.
  •  The north point.
  •  The contours of the site and the contours of adjacent allotments.
  •  The view corridors and details of the extent of impacts on adjoining and affected premises.
  •  The prevailing wind direction and, if in an exposed area, the likely wind speed across the site.
  •  The zone and zone boundaries (If there are multiple zones).
  •  The location of any slopes greater than 20% (1 in 5) and the direction or fall of drainage from those areas.
  •  The location of existing vegetation.
  •  The location of any significant natural features such as cliffs, rock outcrops, etc.
  •  Photographs of the site and surrounds. (Not essential for single dwellings and alterations and additions.)
  •  Photomontage of your proposal where referral to the Department of Planning is required.

Drainage

  •  The location of existing stormwater controls such as easements, trenches etc.
  •  Drainage patterns on the site, areas of concentrated runoff, ponding, possible flooding.
  •  Location of any watercourse, creek, stream etc., on the site or any within 40 metres from the site.

Services

  •  The location of the above or below ground services, including power, water, phone and sewer.

Existing development

  •  Set backs, height and location of buildings on adjoining lands.
  •  Any potential noise sources, private open space areas or windows from any adjoining areas which may overlook the site.
  •  The location of buildings and structures on the site including swimming pools, retaining walls and other hard surfaces.
  •  The location of existing access to the site, including any pathways or driveways and the location and number of on-site car parking areas.

Site plan

A site plan is a birds-eye view of the existing and proposed development on the site and its position in relation to boundaries and neighbouring developments.

A minimum of four copies required.

A site plan should include:

  •  Drawings to a suitable scale (eg 1:100 OR 1:200).
  •  Location/position of all buildings/structures on adjoining land (showing street number and street address).
  •  Location of any existing and proposed fences and landscaping features such as swimming pool, retaining walls, paved areas and driveways.
  •  Relative location of adjoining buildings.
  •  Contour lines of site and spot levels at all the corners of the building.
  •  Location of any adjoining owners’ windows facing your development.
  •  Location of vehicle access and car parking (indicating extent of cut and fill and gradients).
  •  Location of stormwater drainage pipes including downpipes and gutter, connection and discharge points.
  •  Location of rainwater tanks (volume and distance to boundaries to be noted).
  •  Zone boundaries if multiple zoning applies.
  •  Site fencing during construction.
  •  Location of outdoor clothes drying area (not required for commercial and industrial developments).
  •  Location of proposal cut and fill.

Requirements for alterations and additions

A minimum four copies required.

  • For alterations and additions a coloured plan depicting all new work is required.

Measurements to include

  •  Length, width and site area of land, both existing and proposed.
  •  Width of road reserve.
  •  Distance from the external walls and the outermost parts of the proposed building to all boundaries.
  •  Approximate distance from the proposed building to neighbouring buildings.
  •  Driveway location (if rural) showing distance to side boundary.

[d] Locality plan (mud map)

If you live in a rural area please provide a locality sketch with your application. This will enable Council officers to find your property with minimal difficulty.

A minimum of one copy required.

The plan should include all of the following where applicable:

  •  Directions to the property and distances
  •  Nearest cross street
  •  Northern point
  •  If you have special access requirements (e.g locked gates, availability, dogs etc) indicating this on your application will ensure delays do not occur due to an officer’s inability to access the site.

[e] Floor plans

A floor plan is a birds-eye view of your existing and/or proposed layout of rooms within the development.

A minimum of four copies required.

Floor plans should include:

  •  Drawings to a suitable scale (eg 1:100 OR 1:200).
  •  Outline of existing building/development on site (shown dotted or coloured).
  •  Room names and dimensions.
  •  Window and door locations and sizes.
  •  Floor levels and steps in floor levels (RLs).
  •  Wall structure type and thickness.
  •  Total floor area for each level if applicable.
  •  BASIX commitments if applicable.

Requirements for alterations and additions

A minimum four copies required.

  •  For alterations and additions floor plans are to be suitably coloured identifying all new work.

[f] Elevation and section plans

Elevation plans are a side-on view of your proposal. Elevations of all four sides (north, south, east and west) of your development need to be included in your application, labelled accordingly.

A minimum of four copies required for all developments.

Elevation plans should include:

  •  Drawings to a suitable scale (eg 1:100 OR 1:200).
  •  Window/opening sizes and location.
  •  Location/position of all buildings/structures.
  •  Exterior cladding type and roofing material/colour.
  •  Chimneys, flue exhaust vents, duct inlet or outlet, solar heating appliances.
  •  Reduced Levels to Australian Height Datum (AHD) (where available) for roof ridge, floor and ceiling. NOTE: where AHD is not available, assumed datum to be provided.
  •  Indicate natural ground level and proposed finished floor level.
  •  BASIX commitments.
  •  Proposed cladding materials specs and colour.

Section plans

A section plan is a diagram showing a cut through the development at the most typical point.

A minimum of four copies required.

Sections should include:

  •  Drawings to a suitable scale (eg 1:100 OR 1:200).
  •  Outline of existing building/development on site (shown dotted).
  •  Section names and where they are shown on plan (ie. A/A, B/B, etc).
  •  Room names.
  •  Room and window heights.
  •  Details of chimneys, fire places and stoves.
  •  Roof pitch and covering.
  •  Site works, finished and proposed floor and ground levels in long section (indicate cut, fill and access grades).
  •  Construction material details (dimensions to be in millimetres).
  •  BASIX commitments.

[g] Landscaping plan

A minimum of four copies required.

Information should include:

  •  Description of ground preparation, arrangement and nomination of plantings, procedures and ongoing maintenance.
  •  Location and type of any trees to be removed.
  •  Schedule of plantings cross-referenced to site plan indicating species, massing and mature height.
  •  Details of restoration and treatment of earth cuts, fills, mounds, retaining walls, fencing and screen walls.
  •  Name of suitably qualified person with experience in the landscape industry.

[h] Survey/contour plan

A minimum of four copies required. You are encouraged to show this on the site plan.

Information should include:

  •  To Australian Height Datum (AHD) (where available or assumed datum) plan to scale preferably 1:100 or 1:200.
  •  Reduced levels (RL) to be shown on plan.
  •  Bench mark on the kerb or other suitable fixed point.
  •  Plan to show all existing structures.
  •  Plan to show the exact location of all trees, the RL at their base and their height and canopy spread.
  •  Location/position of all buildings/structures on adjoining land (showing street number and street address) floor levels and ridge heights of those buildings or structures at the boundary.
  •  Levels – contour and spot levels.
  •  Easements and rights of way.

[i] Specifications

A minimum of two copies required.

Required for Construction Certificate or Complying Development Certificate applications.

Information should include:

  •  Describe the construction and materials of which the building is to be built and the relevant standard to be complied with.
  •  The method of drainage, sewage and water supply must also be shown where relevant.
  •  State whether the proposed materials are new or secondhand and give particulars of any secondhand materials used.

Where the application involves an alternative solution to meet the performance requirements of the Building Code Australia, the application must also be accompanied by:

  •   Details of the performance requirements that the alternative solution is intended to meet.
  •   Details of the assessment methods used to establish compliance with those performance requirements.
  •   Evidence of any accredited component, process or design sought to be relied upon.
  •   A list of any fire safety measures that are proposed to be implemented in the building or on the land on which the building is situated, and
  •   If the application relates to a proposal to carry out any alteration or rebuilding of, or addition to, an existing building, a separate list of such of those measures as are currently implemented in the building or on the land on which the building is situated.
  •   The list must describe the extent, capability and basis of design of each of the measures concerned.
  •   BASIX commitments, and
  •   Energy efficiency measures pursuant to the Building Code Standards Australia Part J.
  •   If a Construction Certificate or Complying Development Certificate is required the application must contain where relevant the following:
    • Details of termite protection in accordance with AS 3600.1 (1995).
    • The location of smoke detectors in the building.
    • A schedule and location of all proposed essential services in the building in accordance with Section E of the Building Code of Australia.
    • Proposed method of egress from the building in accordance with Section D of the Building Code of Australia.
    • Means of protection of openings in accordance with Section C of the Building Code of Australia.
    • Specific materials proposed to be used to satisfy the requirements of Specification C1.1 of the Building Code of Australia.
    • Fit out details for the disabled toilet/s in accordance with AS 1428.1 (2001).
    • Demolition details for the existing structures on the property, including method of demolition; amount of recyclable material; destination of all materials; time frame for the works to be completed; and proposed hoardings/fencing to secure the property.
    • Soil erosion and sedimentation control methods proposed to ensure that all soils remain on the property throughout the construction of the proposed development.
    • Certification and/or recommendations from a Council approved structural engineer to ensure the existing structure will adequately support all additional live and dead loads imposed by the proposed addition.
    • Details of proposed retaining walls to be constructed.
    • Details from a suitable qualified and insured Structural Engineer in regard to footings; reinforced concrete slabs; retaining walls; structural steelwork; wall, subfloor bracing and tie–down requirements; the Structural Engineer, in producing a design is to complement the Geotechnical Engineer’s Stability Report to make a clear statement that “any structure designed and erected in accordance with the plans and specifications will achieve the performance requirements described in Clause 1.3 of AS 2870 (1996) and any other relevant codes and structures”.
    • Provide a Wind Classification for the site in accordance with AS 4055 and AS 1170.2.
    • Details of the proposed method car park ventilation in accordance with Section E of the Building Code of Australia and AS 1668.
    • Proposed method of stormwater disposal.
    • Home Building Act Insurance.
    • Copy of Owner Builders Permit.
    • Balustrades installed in the building must comply with the Building Code of Australia. Note: If you are to install wire as balustrading you must submit details of the proposed system to the Principal Certifying Authority for their concurrence prior to the issue of the Construction Certificate.
    • Details of the commitments listed in each relevant BASIX Certificate for the development.

[j] Construction details

The extent of construction details will depend on the scale of the development. Typical requirements are

  •   Structural Engineers plans for footing, concrete slabs, structural steelwork, wind bracing, swimming pools or retaining walls.
  •   Manufacturers details for wall framing, roof trusses or retaining walls.
  •   Detailed plans by an Architect or Builder to show how it is proposed to comply with the Building Code Australia or a relevant standard.
  •   Access report for commercial or industrial developments. This report must be prepared by a suitable qualified or experienced person to demonstrate how the issues of accessibility have been addressed in the design of the development to comply with BCA & relevant standards.

If in doubt about the extent of detail required for your development please contact Council for advice.

[k] Statement of heritage impact

A minimum of two copies required.

For all applications involving heritage items.

  •   This statement must be prepared by a suitably qualified or experienced person (eg Heritage architect/planner) in order to assess the impact of the proposed works on the heritage significance of the building and area.
  •   Applications adjoining or in the vicinity of a heritage item should address the items listed in Schedule 5 of Muswellbrook Local Environmental Plan 2009 in the Statement of Environmental Effects.

[l] Erosion/sediment control plan

A minimum of two copies required.

  •   For single residential buildings, where site disturbance is less than 250m2, a written statement must be provided that clearly details the erosion and sedimentation control measures to be implemented on site. You are encouraged to show this on your site plan.
  •   All development applications proposing site disturbance, excavation or filling between 250m2 and 2500m2 must be accompanied by an erosion and sedimentation control plan. The erosion and sediment control plan must show the location and type of all control measures proposed to be implemented on site, as well as any significant site features, for example dam or water course. More information maybe obtained from Council offices.
  •   Areas of disturbance greater than 2500m2 must submit an Erosion and Sediment Control Plan, Soil and Water Management Plan and Landscape Plan with a schedule of works.

[m] Notification plan

These must show the site plan and all elevations of the structure. It is noted that consulting the neighbouring community before submitting plans to Council gives you the opportunity to listen to any concerns and incorporate possible solutions into the design. This could avoid significant delays in the assessment process and possible refusal of your application.

A minimum of one A4 or A3 copy required.

[n] Shadow diagrams – 2 storey or greater

Shadow diagrams are only required (generally) in Urban Zones. Please contact the relevant Council officer if unsure.

A minimum of two copies required.

Shadow diagrams should include:

  •  Location of proposed development.
  •  Location of adjoining buildings and land (showing street number and street).
  •  Shadows cast by the new development on 21 June at 9 am, 12 noon and 3 pm on adjoining sites and street areas. Note – Elevational shadow diagrams may be required depending upon the level of affectation to adjoining properties.
  •  Shadows cast by existing buildings on and adjoining the site.
  •  Shadow diagrams to be prepared by a suitably qualified person ie surveyor, architect or building designer.
  •  Drawn to true north and based on a site survey of levels.

[o] Stormwater management plan

Please consult with Council on this, generally this is not required for a single dwelling house.

A minimum of two copies required.

Information should include:

  •  Existing stormwater drainage location including downpipes, connection and discharge points.
  •  If stormwater run-off will increase show proposed drainage details.
  •  If On-Site Detention (OSD) is required show details.
  •  Low level property requirements must be met if the property falls away from the street ie a letter of authority is required from the down stream land owner to create an inter-allotment drainage easement.

[p] Waste management plan

A minimum of two copies required.

This plan is a checklist that provides Council with details of the following:

  •  Volume and type of waste to be generated (including demolition and during construction).
  •  How waste is to be stored and treated on site during construction.
  •  How residual waste is to be disposed of.
  •  How ongoing waste management will operate, include details of recycling areas and composting areas for multi-unit housing developments and commercial/retail developments.

Trade waste agreement

A trade waste agreement may be required for the following indicative types of development:

  •  Hairdressing salons,
  •  Service stations,
  •  Food shops,
  •  Medical/dentist practices, etc

If required, you must discuss application requirements prior to lodgement of your development application with the relevant Council Environmental Health Officer.

[q] Subdivision plan

All requirements of Section 5 of the Development Control Plan must be addressed.

A minimum of four copies required.

  •  A plan showing the proposed subdivision with land title details.
  •  Location, boundary dimensions and site area of all proposed allotments.
  •  Location of water, sewage, electricity and telephone services.
  •  Proposed points of entry and exit for each lot.
  •  Proposed method of stormwater disposal.
  •  Proposed new roads (if any) where site gradients are greater than 15%, provide details of gradients of any new roads.
  •  Site analysis including plotting of environmental constraint areas, zone boundaries, usable land area (if applicable) and extent of existing vegetation.
  •  Location of proposed development on new lot(s) (eg suitable dwelling sites).
  •  Contour information and relative levels for both the subject site (and in urban areas, adjacent streets/footpaths).
  •  Location and uses of existing buildings on the land.
  •  Location and uses of buildings on sites adjoining the land (where likely to be affected by the development).
  •  Indicate arrangements for provision or amplification of utility services required by the proposed subdivision.
  •  Conceptual drawings indicating proposed infrastructure including roads, drainage, water, sewage and earthworks (sufficient to allow assessment of the practicality of these works).

[r] Advertising structure/sign

If you are planning on erecting an advertising structure or sign you will need to supply the following:

A minimum of four copies required.

  •  Details of the structure, materials to be used and
  •  how it will be fixed to the building or positioned on the site.
  •  Its size, colours, lettering and overall design.
  •  The proposed location shown on a scale plan and building elevation.
  •  The extent of light spill.

Further information can be obtained from State Environmental Planning Policy No.64 – Advertising and Signage and Section 14 of the Muswellbrook Development Control Plans.

[s] Food and registered premises fitouts

A minimum of two copies required.

For food, hairdressers, beauty salons and skin penetration premises.

Plans should include:

  •  Proposed floor layout and use of each room.
  •  Proposed location and details of all fixtures, fittings and appliances (including the proposed method of installation). Provision for at least one hand washing basin in each food preparation area should be shown.
  •  Construction and finishes of floors, walls and ceilings.
  •  Location of any proposed floor wastes.
  •  Lighting and ventilation details including the location of any proposed hoods.
  •  Proposed location and details of all waste storage areas and garbage rooms including details of the container equipment proposed and access arrangements for servicing.
  •  Location of any proposed grease trap, including details of any proposed grease trap room if located inside a building, and access arrangements for servicing.

The details must comply with the following codes and legislation as applicable:

  •  National Code for the Construction and Fitout of Food Premises published by the Australian Institute of Environmental Health Food Safety Standard 3.2.3 (Food Premises and Equipment).
  •  Local Government (General) Regulation 2005, Schedule 2 – Standards for Hairdressers Shops.
  •  Local Government (General) Regulation 2005, Schedule 2 – Standards for Beauty Salons.
  •  Public Health (Skin Penetration) Regulation 2000.
  •  NSW Health - Skin Penetration, Code of best practice.
  •  Australian Standard AS 4674.

[t] SEPP 65 development

Residential Flat Buildings with 3 or more storeys and 4 or more dwellings.

A minimum of two copies of details required by SEPP 65 and five copies of plans.

  • All plans must be prepared and verified by a qualified designer in accordance with SEPP 65 (State Environmental Planning Policy).

[u] BASIX Certificate

A minimum of two copies required.

A BASIX Certificate is required for all residential unit development – single dwelling house, duplex, multi- unit developments, changing from non-dwelling use to dwelling use. A BASIX Certificate is required for all alterations and additions to residential units valued at $50,000 or more. Pools and spas with the capacity of 40,000 litres or more also require a BASIX Certificate.

BASIX is a web based planning tool designed to assess the water and energy efficiency of new residential developments.

A BASIX Certificate identifies the sustainability features required to be incorporated in the building design. These features may include sustainable design elements such as recycled water, rainwater tanks, AAA-rated showerheads and taps, native landscaping, heat pump or solar water heaters, gas space heaters, roof eaves/awnings and wall/ceiling insulation.

  • Complete the online assessment at www.basix.nsw.gov.au and provide the certificate. Internet access is available at our Shire libraries in Muswellbrook and Denman.) For more information, call the BASIX Helpline 1300 650 908.
  • Commitments included on the BASIX Certificate are to be clearly shown on the plans and specifications.

[v] Bushfire report

A minimum of two copies required.

  • To be in accordance with ‘Planning for Bushfire Protection 2006’ - ‘Single dwellings application kit’ or ‘Guidelines for Subdivision’ or the requirements for the issue of a 100B and S79(BA) bushfire safety authorities certificate from the NSW Rural Fire Service.
  • These can be accessed on the NSW Rural Fire Services website www.rfs.nsw.gov.au. The report must address the extent to which the proposed development conforms with or deviates from the specifications set out in Planning for Bushfire Protection (2006).

[w] On-site sewage management system (OSMS) application form

A minimum of two copies of supporting information required.

Required only in non-sewered areas.

  • Council’s Development Control Plan Section 23 On-site Wastewater Management Systems has information on Council’s requirements. An application form and guide to help you complete the form is available from Council.
  • Although not necessarily required with the lodgement of the development application, an Application to Install an On-site Sewage Management System form (PART A and B) will eventually be required if the DA is approved. Please note that Council may require you to submit the Application to Install on OSMS before the approval of your development application, if there are any issues of concern.
  • Approval to Operate an OSMS will need to be obtained from Council prior to the issue of an Occupation Certificate.
  • In order to prevent delays in the issuing of your Occupation Certificate please allow for preparation and assessment time of your Application to Install an OSMS of approximately 6 weeks, and additional time for installation and the issuing of Approval to Operate.

[x] Traffic study

A minimum of four copies required.

  • Applicant is to engage the services of a suitably qualified or experienced person with a background in traffic management and planning.

A transport study is required for any development referred to in the Infrastructure SEPP and where Council considers there is a possibility of significant traffic impact.

[y] Flora and fauna

A minimum of four copies required.

  • Applicant is to engage the services of a suitably qualified or experienced person.
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