Development within the Waverley Local Government Area often occurs within highly sensitive urban environments. Changes to housing supply, local services and neighbourhood character in areas like Bondi, Bronte and Tamarama can have significant community implications.
For this reason, Waverley Council requires certain development proposals to assess social impacts as part of the planning approval process.
These impacts are evaluated through a Social Impact Assessment (SIA) and documented within a Social Impact Statement (SIS) submitted with a Development Application.
The requirement for an SIA is guided primarily by:
- Waverley Council Social Impact Assessment Guidelines 2022
- Waverley Development Control Plan (DCP) 2022
Understanding when an SIA may be required can help proponents identify risks early and avoid delays during the development assessment process.
What Is a Social Impact Assessment?
A Social Impact Assessment (SIA) examines how a proposed development may affect the people, communities, and social infrastructure within the surrounding area.
The assessment typically considers factors such as:
- Housing affordability and diversity
- Community safety and perceptions of safety
- Access to local services and facilities
- Neighbourhood character and cohesion
- Impacts on vulnerable populations
- Population change and community demographics
The findings are presented in a Social Impact Statement (SIS), which supports Council planners in determining whether a proposal achieves appropriate social planning outcomes.
Our Social Impact Assessment service ensures these findings are accurately presented in a formal Statement to support Council planners in achieving balanced social outcomes.
When Is an SIA Required in Waverley?
Under the Waverley Social Impact Assessment Guidelines 2022, an SIA is generally required when a development is likely to have impacts extending beyond standard planning considerations.
Common triggers include:
- Planning Proposals: Proponent-initiated planning proposals that seek to amend planning controls.
- Loss of Low-Cost Housing: Development resulting in the loss of low-rental dwellings.
- Large Developments: Projects with a capital investment value of $10 million or more, or a gross floor area of 3,000 m² or greater.
- Strata Subdivision: Strata subdivision involving four or more lots.
- Reduction in Housing Supply: Development that reduces the number of dwellings on a site.
These thresholds reflect proposals that may influence housing diversity, neighbourhood character, or access to local services.
Development Types That Commonly Require a Social Impact Statement
In addition to the general triggers above, Waverley Council identifies several land uses where social impacts are more likely to arise.
Residential Development
A Social Impact Statement may be required for:
- Residential flat buildings
- Shop-top housing
- Build-to-rent developments
Where more than 50 dwellings are proposed.
Boarding Houses and Co-Living Housing
Boarding houses can introduce changes to neighbourhood composition and housing mix, particularly in areas dominated by traditional residential development.
An SIS may be required for:
- New boarding houses
- Redevelopment of existing boarding houses
- Co-living housing developments
Tourist and Visitor Accommodation
Tourist accommodation may have implications for local amenity, housing availability, and neighbourhood character.
Developments that may trigger an SIS include:
- Backpackers’ accommodation
- Hotels and motels
- Serviced apartments
Entertainment and Licensed Premises
Social impacts associated with noise, safety, and night-time activity may require further assessment.
An SIS may be requested for:
- Entertainment venues accommodating more than 100 patrons
- New pubs or licensed venues (excluding small bars)
Large Retail Development
Retail development exceeding 500 m² may also require a Social Impact Statement, where it could influence local economic activity or community access to services.
Council Discretion
While the guidelines identify typical triggers, the requirement for an SIA ultimately sits with Waverley Council.
Council may request a Social Impact Assessment where a proposal is:
- Located in a socially sensitive area
- Likely to affect community safety or amenity
- Expected to generate significant community interest or concern
Equally, in some circumstances, Council may determine that a full SIA is not necessary, depending on the scale and context of the proposal.
Why Preparing an SIA Early Matters
Preparing a Social Impact Assessment during the design or pre-lodgement stage can provide several advantages.
Early assessment helps proponents:
- Identify community concerns before lodgement
- Strengthen the planning merit of a proposal
- Demonstrate responsiveness to local community needs
- Reduce the likelihood of requests for additional information
For complex proposals in the Eastern Suburbs, integrating social planning considerations early can significantly improve the efficiency of the development assessment process.
Social Impact Assessments in The Eastern Suburbs
Given the density, housing pressures, and community sensitivities across areas such as Bondi, Bronte, Tamarama, and Dover Heights, social impacts are often a key consideration in the assessment of development proposals within Waverley.
A well-prepared Social Impact Assessment ensures decision-makers have a clear understanding of both the potential benefits and impacts of development, supporting balanced planning outcomes.
✔ Need assistance preparing a Social Impact Statement for a Waverley project?
Meliora Projects provides Social Impact Assessments, Social Impact Statements, and community engagement strategies for development proposals across NSW.
Our team works with developers, architects, and project teams to identify social impacts early and position projects for a smoother approval pathway.
Frequently Asked Questions about Waverley Development
Do I need a Social Impact Statement for a boarding house in Bondi?
Boarding houses and co-living developments in Waverley may require a Social Impact Statement where the proposal could affect housing supply, neighbourhood character, or community safety. Council often requests an SIA for new or redeveloped boarding houses.
What is the difference between a Social Impact Assessment and a Social Impact Statement?
A Social Impact Assessment (SIA) is the process used to analyse potential social impacts of a development proposal.
A Social Impact Statement (SIS) is the report prepared to document those findings and submitted with the Development Application.
Typical triggers include:
- Development with a value above $10 million
- Development with 3,000 m² GFA or more
- Planning proposals
- Loss of low-cost rental housing
- Strata subdivision of four or more lots
Council may also request an SIA where social impacts are likely.
Does every development in Bondi require a Social Impact Statement?
No. Most small developments do not require an SIA. However, larger or more complex developments, particularly those affecting housing supply or community infrastructure, may trigger the requirement.
When should a Social Impact Assessment be prepared?
Ideally during the design or pre-lodgement stage, as it can help identify community concerns early and strengthen the planning merit of the proposal.
