Development assessment, reporting and determination must be in accordance with the provisions of the Environmental Planning & Assessment Act 1979 and the Environmental Planning & Assessment Regulations 2000.

The assessment of a development application requires consideration of:

• all information received as part of the application;
• any submissions received during notification of the application;
• any comments received as a result of referral and consultation with other departments and authorities; and
• all other planning matters as required under Section 79C of the Environmental Planning and Assessment Act 1979, which includes consideration of all relevant Codes, Plans, Policies and documents on exhibition.

Notification of a Development Application

Council's Notification Policy determines when and how a development application is notified to adjoining property owners and/or in the local newspaper.  The Policy allows some discretion in its application but is generally applied as follows:

Written Notice to Adjoining Property Owners

Written notice to adjoining property owners is required for all matters requiring development consent within:

• rural zones, except subdivisions of less than 50 lots;
• rural/residential zones, except subdivisions of less than 50 lots;
• residential zones, except subdivision of constructed buildings;
• commercial zones adjoining a residential zone or residential property;
• industrial zones adjoining a residential zone or residential property;
• special uses zones adjoining a residential zone or residential property;
• open space zones adjoining a residential zone or residential property;
• environmental protection zones.

Advertisement in the Local Newspaper

Developments to be advertised in the local newspaper include:

• designated development;
• tall buildings;
• residential flat buildings comprising 50 or more dwellings;
• shops and/or commercial premises where the gross floor area is or exceeds 1500 square metres;
• subdivision of land into 50 or more allotments;
• tourist or recreation facilities, showgrounds or sportsgrounds generating a demand for 50 or more car parking spaces;
• premises licensed under the Liquor Act 1982 or Registered Clubs Act 1976 catering for 100 or more people;
• places of assembly or places of public worship;
• refreshment rooms where the gross floor area exceeds 300 square metres;
• hospitals with accommodation of 100 or more beds;
• stock and sale yards;
• education and/or childcare facilities having the ability to cater for 50 or more students or children; enlargement or extension of such facilities which will cater for 20 or more additional students or children;
• developments specified in SEPP 15, SEPP 30, SEPP 33 and SEPP 37;
• activities requiring development consent within environmental protection zones, excluding dwelling houses;
• proposals where a Fauna Impact Statement is required.

As part of the development assessment process, development applications may be referred to other internal sections in Council, or other public authorities for comments/advice.

Reporting and Determination of a Development Application

The reporting and determination of a development application to Great Lakes Council may be carried out at one of the following three levels:

• Delegated;
• Development Control Unit; or
• The Elected Council.

Delegated Determinations

Delegated determinations may occur when a development is considered to be of minimal social or environmental impact within a location and has not received any objections during the notification process.

Delegated determinations may be authorised by the Planning Assessment Manager, Building Assessment Manager, Director of Planning & Environmental Services or by the Mayor of Great Lakes Council.

Determinations by the Development Control Unit

Determinations by the Development Control Unit may occur when a development is considered to warrant additional consideration prior to determination, has been subject to objections during the notification process, and when the applicant or objectors wish to present to the determination panel on a particular issue.

The Development Control Unit is made up of the following representatives: the Mayor of Great Lakes Council, Director of Planning & Environmental Services, Director of Engineering Services, Planning Assessments Manager and Building Assessments Manager.  Any Councillor is welcome to view the proceedings, the meeting is open to the public and any applicant or objector to an application on the agenda may present at the meeting.

Determinations by the Elected Council 

Determinations by the elected Council may occur for any development application which has been subject to objections during the notification process, any application lodged by Council, any application which may be considered to have some social, economic and/or environmental impact within the locality.

All elected Council members are invited to attend the Ordinary Council meetings and Council Directors are generally in attendance at these meetings. Ordinary Council meetings are open to the public and any applicant or objector to an application on the agenda may present at the meeting.