About Planning Panels

In the Greater Sydney Region, a Sydney Planning Panel operates for each district: Sydney Eastern City, Sydney Central City, Sydney Western City, Sydney North and Sydney South

Regional Planning Panels operate in the following four regions of the State: Hunter and Central Coast, Southern, Northern, and Western.

Find out which local government areas (LGAs) are covered by each Planning Panel

Note: The establishment of the Sydney Planning Panels (SPPs), on 21 November 2016, replaced the former Sydney East and Sydney West JRPPs. On 22 September 2017, the number of SPPs was reduced to five following the Greater Sydney Commission's merger of the South West and West Districts. The District Merger affected the Sydney West Planning Panel and the Sydney South West Planning Panel, which were combined, forming the Sydney Western City Planning Panel. At the same time the Sydney West Central Planning Panel was re-named the Sydney Central City Planning Panel and the Sydney Central Planning Panel was re-named the Sydney Eastern City Planning Panel.

The Planning Panels:

• determine ‘regionally significant’ development applications (DAs) and certain other DAs and modification applications
• act as the Planning Proposal Authority (PPA) when directed
• undertake rezoning reviews
• provide advice on other planning and development matters when requested
• determine site compatibility certificates under the State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004.

Development applications:

The Planning Panels determine the following types of development applications (DAs) and modification applications:

• Regional development, as outlined in Schedule 7 of the State Environmental Planning Policy (State and Regional Development) 2011 
• development with a capital investment value (CIV)* over $30 million

Development with a CIV* over $5 million which is:

• council related
• lodged by or on behalf of the Crown (State of NSW)
• private infrastructure and community facilities
• eco-tourist facilities
• extractive industries, waste facilities and marinas that are designated development,
• certain coastal subdivisions
• development with a CIV* between $10 million and $30 million which is referred to the Planning Panel by the applicant after 120 days

*     Capital investment value (CIV) is calculated at the time of lodgement of the DA for the purpose of determining whether an application should go to a Planning Panel - refer to Planning Circular PS 10-008.

Developments which meet State Significant Development criteria are not determined by the Sydney and Regional Planning Panels.

It is the responsibility of the relevant local council to carry out a proper and professional assessment of a proposal for a Panel’s determination of a relevant DA. Dependent on council policy, this will include the public exhibition of the application and assessment of submissions received.

The public panel meeting is an important part of the determination process for a DA. The purpose of the meeting is for the panel to hear those who wish to express their view on a DA before a decision is made. 

The Planning Panels operational procedures provide more detail on public meetings and the role of councils and the panels.

Planning proposals

Rezoning reviews

The Planning Panels may undertake independent reviews of some Council and Department of Planning, Industry and Environment decisions in the plan making process. By providing an opportunity for an independent body to give advice on LEPs, the review processes allow Councils and proponents to have decisions about the strategic merits of proposed amendments reconsidered.

A request for a rezoning review can be submitted by a proponent where Council:

has notified the proponent that the request to prepare a planning proposal is not supported, or

has not indicated its support 90 days after the proponent submitted a request accompanied by the required information, or

has failed to submit a planning proposal for a Gateway determination within a reasonable time after the council has indicated its support.

The review and determination should be in accordance with the Planning Circular PS 18-012 (or as updated).

The Planning Panel will determine whether the planning proposal should proceed, or not proceed, for a Gateway determination.  The Panel’s decision will be based on the strategic and site specific merits of a proposal.

The Panel will only review the planning proposal initially considered by Council, rather than any amended or updated version.

Further detail on the rezoning review process can be find in the Department’s A Guide to Preparing Local Environmental Plans..

Planning Proposal Authority

The Planning Panels can act as the Planning Proposal Authority (PPA) for the purpose of preparing a local environmental plan (LEP) when directed to do so.

Community consultation

When a Planning Panel has been appointed as the PPA for the preparation of a LEP, the planning proposal is exhibited in accordance with the Gateway determination.

The Planning Panel will assess the planning proposal and all public submissions before making a recommendation to the Minister and as part of this process a public meeting may be held.

See the planning proposals on exhibition and planning proposals currently registered with the Planning Panels.

More information

For matters related to the Panels or to provide feedback on Sydney or Regional Planning Panels data contact the Planning Panels Secretariat or go to contact us to get in touch with the Department.

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