Rural Sheds

Council receives many Development Applications (DAs) for construction of new sheds in rural areas each year. Applications that clearly address key planning requirements such as zoning, permissibility of intended use, building height, size, location, potential impacts on neighbours, bushfire, flood risks and environmental issues - can be approved more quickly. To avoid delays, make sure your application aligns with the Ballina Local Environmental Plan (LEP) and Development Control Plan (DCP) which guide development across Ballina Shire.

Potential issues for rural shed development applications include:

Impact on native animals and plants - the Ballina Shire has one of the highest rates of biodiversity in NSW - conservation and enhancement of local biodiversity is important to residents.
Archaeology/Aboriginal heritage - the Shire is rich in first inhabitant’s history - due diligence assessments, including an AHIMS search, is an important initial step to take in selecting a suitable building location.
On-site sewage management systems must be adequate to ensure the health and quality of local waterways and groundwater supplies.
Flooding - new rural sheds (and the land surrounding the shed) must meet minimum fill and floor heights identified in Council’s Development Control Plan (DCP).

Follow these steps to complete your development application for a rural shed:

1. Start your Development Application

Complete the online DA form on the NSW planning portal website planningportal.nsw.gov.au
Upload Council’s Owners Consent Declaration form(PDF, 156KB) Note: Details of all owners need to be provided.
Upload Council’s Estimated Cost of Development form(PDF, 221KB)
Upload a set of plans at a scale of 1:50, 1:100 or 1:200 - include a site plan, floor plan, elevation and sections, and details of external finishes and colours where available. Refer to Council’s DA Lodgement Checklist and Chapter 7 of the Ballina Shire DCP 2012 for details to be shown on your submitted plans.

NSW Planning Portal

2. Clearly describe the proposal

Clearly describe the following in your written Statement of Environmental Effects (SEE) document:

What is the intended use of the shed?
Will occupation involve a commercial, industrial or residential use requiring a separate consent?
Will there be any employees or external visitors to the site?
How will vehicles access the property? include car parking arrangements and driveways
Will any equipment, machinery, vehicles or material to be stored on site?
What is the floor area and building height? if not marked on submitted plans
Is excavation, earthworks or vegetation removal required?
Are any sanitary facilities or On Site Sewage Management (OSSM) arrangements needed? refer to ballina.nsw.gov.au/councilpolicies

Part 3 Development Applications of the Environmental Planning and Assessment Regulation 2021 sets out the information required to accompany a DA.

3. Consider the Local Environmental Plan (LEP) and relevant State Planning Policies (SEPPs)

Include the following details in your written Statement of Environmental Effects (SEE) document:

Which Local Environmental Plan (LEP) applies and what is the zoning of the land?
Is the site in an escarpment or water catchment zone, bushfire prone or close to a main road? refer to ballina.nsw.gov.au/online-maps
Are there any relevant State Planning Policies? e.g. Remediation of Land, Koalas, Coastal Land, refer to planningportal.nsw.gov.au
Address all special or relevant Ballina LEP clauses. e.g. building height, visual impact, acid sulfate soils, flood planning etc.
Are there any clauses of the Ballina LEP that you are not complying with? If so, include additional details or justification about why the proposal is not compliant and why it should be approved. We recommend you obtain competent town planning advice from your planning consultant prior to submitting your application.

4. Consider the Development Control Plan (DCP)

Include in your written Statement of Environmental Effects (SEE) information relating to the following Chapters of the Ballina Shire DCP 2012:

Chapter 2 – General & Environmental Controls(PDF, 977KB) including controls covering land use conflict, ridgelines, natural areas, potential contamination, on site sewer management, and erosion and bushfire management.
Chapter 2B – Floodplain Management(PDF, 6MB) including risks and flood planning levels
Chapter 7 – Rural Living and Activity(PDF, 475KB) including overall design, building lines and setbacks, road access and parking
If there is any part of the DCP you are not complying with, include additional details and justification about why the proposal is not compliant.

5. Consultation and Advice

Have you spoken to the neighbours about any potential concerns or impacts?
If you are not clear about any LEP or DCP clauses that apply to your proposal, have you sought advice from a competent planning consultant or other suitably qualified professional?
If there are any proposed variations to the controls, difficult issues to resolve or prior development history, do you need a consultant to assist? You may also submit a letter of enquiry to Council setting out these issues or request a pre-DA lodgement meeting(PDF, 117KB) prior to finalising your development proposal/design.

6. Submit your Development Application

Submit your application to Council through:

NSW Planning Portal