What Is a Mixed-Use DA and How Is It Assessed?

Mixed use developments combine two or more types of land use within a single site, typically residential and commercial.

In NSW, mixed-use proposals require a comprehensive development application (DA) to be lodged with the local council for assessment.

This is considered comprehensive because it must address multiple land uses, various planning controls and often more detailed design considerations.

This process is more complex than a standard residential or commercial DA due to the overlapping planning controls and assessment criteria.

If you're planning a mixed use project, it's essential to understand how NSW planning legislation applies and how to present your proposal clearly to council.

As a leading town planning company in NSW, Town Planning Sydney helps streamline the process from concept to council approval.

Here’s how a mixed-use DA is assessed and what you need to consider.

Zoning and Permissibility Under LEPs

The first step is checking if mixed-use development is permitted in the zoning of your site.

Local Environmental Plans (LEPs) dictate what uses are allowed on each parcel of land.

A planning consultant will help you interpret the zoning table and confirm if your proposed mix of uses is permissible with or without consent.

For example, in a B4 Mixed Use zone, shop-top housing with ground floor retail is typically encouraged under most LEPs.

Compliance with Development Standards

Once permissibility is confirmed, the next step is reviewing the development standards.

These include floor space ratios, which limit the total building area; building height controls; setbacks from property boundaries; parking provisions; and requirements for private open space.

These standards often differ depending on the component of the development.

Residential components must meet the SEPP 65 Apartment Design Guide, while commercial uses follow council-specific controls.

Good planning advice will help you strike a balance and justify any variations as part of your DA.

Design Integration and Compatibility

Council will assess how the different uses are integrated within the building.

This includes whether the design provides separate entries, acoustically separated spaces and suitable servicing arrangements.

As a planning and drafting company, we often design layouts that allow a café or retail shop to operate on the ground level with apartments above, while meeting fire safety and building code requirements such as those in the Building Code of Australia (BCA) and relevant Australian Standards.

It’s critical to show how each use will function without compromising the other.

Impacts on Amenity and the Surrounding Area

NSW planning authorities will evaluate how the development affects surrounding properties.

This includes issues such as overshadowing, traffic generation, noise and visual impact.

An experienced planning consultant can prepare supporting documentation such as traffic impact assessments or acoustic reports as needed.

We recently assisted a client with a mixed-use DA in Western Sydney where noise mitigation and late-night trading hours were major concerns.

Our strategic adjustments to operating hours and facade treatments helped secure council approval.

Strategic Merit and Local Planning Objectives

Councils also consider whether the development aligns with local planning objectives and broader strategic plans like the Greater Sydney Region Plan.

Demonstrating how your development contributes to housing diversity, employment opportunities or walkable neighbourhoods can support your DA approval.

A well-prepared planning justification report ties your project into the bigger picture.

Community Consultation and Council Engagement

Most mixed use DAs are notified to neighbours and local stakeholders during the assessment process.

This can lead to objections or requests for design amendments.

Our planning team handles this phase by liaising directly with council planners and responding to community concerns in a professional, transparent way.

In one Northern Beaches project, we facilitated meetings with local businesses to address parking worries and maintain support for the DA.

Final Assessment and Determination

Once all issues are addressed, council planners will complete their assessment and make a recommendation.

Depending on the size of the project, the application may be decided by delegated staff or referred to a Local Planning Panel.

Strong documentation, such as detailed architectural plans, supporting studies and a clear Statement of Environmental Effects, all improve your chances of a smooth DA approval process.

Whether you're building a small mixed-use shop-top dwelling or a larger multi-storey development, the right planning consultant makes all the difference.

Town Planning Sydney works across NSW to prepare and manage development applications that meet both council expectations and client goals.