Who determines State significant development applications?
SSD applications are determined by the Minister for Planning, the Independent Planning Commission (IPC), or a delegate of either.
When is the Independent Planning Commission the consent authority?
The Minister for Planning is the consent authority for any SSD application, unless the IPC is specifically declared to take on that role.
The IPC typically becomes the consent authority for an SSD application where the applicant is not a public authority (or acting on behalf of one), and one or more of the following applies:
- the local council has lodged an objection
- 50 or more public objections are received during exhibition (petitions and submissions that use mostly the same wording are treated as a single objection)
- the applicant has made a reportable political donation.
The IPC is only the consent authority for the following housing SSD types if the applicant has made a reportable political donation:
- In-fill affordable housing
- Build-to-rent housing
- Seniors housing
- Development in accelerated Transport Oriented Development precincts
If a proposal is declared SSD by a ministerial call in, the IPC is not the consent authority.
Delegated decisions
In some cases, the Minister or the IPC can allow Department officers to make decisions on certain SSD applications.
Learn more about delegated decisions.
About the Independent Planning Commission
The IPC is separate from the Minister, the Department and other government agencies. This helps ensure decisions are independent and build public confidence in the SSD process.
The IPC’s main roles are to:
- determine certain SSD applications
- hold public hearings when the Minister requests them
- provide independent planning advice when asked by the Minister or the Planning Secretary.
For more information, visit the IPC website.
State Significant Development Guidelines
The State Significant Development Guidelines explain the SSD process and set clear expectations for environmental assessment documentation.
SSD applicants must consider these guidelines when:
- requesting Secretary Environmental Assessment Requirements
- preparing environmental impact statements
- responding to submissions
- amending an application
- applying to modify SSD consents.
What is considered when making a decision?
When determining an application, the consent authority must evaluate the merits of the proposal against the matters in Section 4.15 of the Environmental Planning & Assessment Act 1979 and may approve the application, subject to modifications or conditions, or refuse it.
The Department’s best-practice approach to drafting conditions of consent for SSD applications is outlined in the Guideline for drafting conditions for State significant projects (2023).
How is the decision notified?
After the determination of the application, the Department 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 considered in making the decision.