How the State Significant Development (SSD) process works

Given its size, nature, the state heritage listing and the required capital investment value, the project qualifies as a project of state significance and therefore is eligible for submission to the NSW government as a State Significant Development.

The process of preparing an SSD submission is detailed and comprehensive. The process is outlined below:

STEP 1 (SEARs Application) – An application is made to receive the Secretary’s Environmental Assessment Requirements (SEAR’s). If the department accepts the project as a project of state significance then a SEAR’s letter will be issued to the appliant. The SEAR’s sets out all the conditions and issues that must be addressed in the formal application, including matters such as environmental investigations that must be carried out, design plans, engineering works, community and First Nations people engagement, traffic impact studies and a raft of other assessments that must be undertaken. Conditions contained in the SEAR’s letter are comprehensive.

STEP 2 (Design Stage) – During the design development phase the NSW State Design Review Panel (SDRP) reviews proposed designs at an early concept stage to ensure the design is of a high standard and fit for state government assessment. The panel consists of individuals who are professionals in their respective fields covering architecture, town planning, landscape architecture, heritage and indigeneous culture & country in the built environment. The SDRP process is essentially a peer review of the proposed design. The SDRP will make recommendations on areas for improvement and may provide additional matters to be addressed in the final submission. Once all designs and assessments are completed the applicant lodges all required documentation including an Environmental Impact Statement through the NSW planning portal

STEP 3 (Assessment) – Once the formal application is lodged with the department it is assessed by the NSW Department of Planning, Housing and Infrastructure (DPHI) and is publicly exhibited through the NSW government Major Projects web site for at least 28 days. The public has an opportunity during this period to formally lodge submissions regarding the application. The application is referred to other relevant state and local government agencies (e.g. the local Council) for comment. The applicant is given the opportunity to respond to and address all feedback received regarding the proposal.

STEP 4 (Determination) – Once the application is assessed the department will prepare and publish an assessment report and ask the consent authority to determine the project (the consent authority is the Minister for Planning however applications may be referred to the Independent Planning Commission for final determination).

State Design Review Panel

As a State Significant Development, plans for the site are subject to reviews & comments by the Government Architect NSW through a State Design Review Panel (SDRP) process. The SDRP provides independent, consistent design quality advice on projects of state significance. The panel is made up of industry professionals who are appointed by the Government Architect NSW. Panellists are independent and highly qualified design professionals. They have a variety of design skills and cross-disciplinary expertise in architecture, landscape architecture, urban design, sustainability, and Aboriginal and European culture and heritage.

Two SDRP meetings (presentations) have been held for the project. To learn more about the SDRP follow the link below

We are confident that the appointment of leading and award-winning industry professional designers and consultants to work on the project together with independent review and oversight by the Government Architect NSW and by conducting and responding to a broad community engagement program and ultimately the thorough review by the NSW government (including an array of government referral agencies which includes the local Council) will ensure that design excellence is achieved.

It should also be noted that the SSD application is not unlike a typical Development Application (DA) that would ordinarily be made to the local Council (‘DA level’ design), and as such there is a detailed design process to follow any granting of consent, and as part of this detailed design process refinements and improvement to the design shall be made. Any significant modifications to the design will require an SSD modification application to be lodged similar to any ordinary DA modification process.

https://www.planning.nsw.gov.au/government-architect-nsw/design-review/nsw-state-design-review-panel