Sydney councils and design approvals: LEP, DCP and BAL explained
The council for your suburb decides which planning controls shape your design. This is how the main Sydney councils fit in.
The planning documents
- LEP (Local Environmental Plan): sets land use zones and what development is permitted.
- DCP (Development Control Plan): sets detailed design controls such as setbacks and landscaping.
- BAL (Bushfire Attack Level): assessed on bushfire-prone land, and sets construction requirements.
- NSW Planning Portal: where applications are lodged and tracked.
The main Sydney councils
| Area | Council |
|---|---|
| Sutherland Shire (Engadine to Cronulla) | Sutherland Shire Council |
| St George | Georges River Council and Bayside Council |
| Inner West | Inner West Council |
| Northern Beaches | Northern Beaches Council |
| Parramatta | City of Parramatta |
| Illawarra | Wollongong City Council |
| Shoalhaven | Shoalhaven City Council |
Why the council changes the design
Two blocks of the same size in different councils can have different height limits, setbacks and heritage controls. A designer who knows the council can design to it from the start, and tell you early whether a DA or a complying development certificate is likely. See DA vs CDC drawings.
Check your own block
- Find your council, and look up the zone in the LEP.
- Check whether the land is in a heritage conservation area or is bushfire prone.
- Read the DCP chapters for your type of project.
Building designers working across Sydney's councils do this at the site review stage.
Common questions
What is an LEP?
A Local Environmental Plan, the council's main planning instrument. It sets land use zones and what development is permitted.
What is the difference between an LEP and a DCP?
The LEP sets zones and permitted uses, while the DCP sets detailed design controls such as setbacks, parking and landscaping.
Which council covers the Inner West?
Inner West Council covers the Inner West suburbs, and it has its own heritage and development controls.
General information only. Check the controls of your own council and the NSW Planning Portal.