A preliminary site assessment is required in NSW when the council must consider land contamination before approving a development or land use change. This most often applies to land with a history of potentially contaminating activities or land proposed for sensitive uses such as housing, childcare or schools.
This guide explains the NSW planning rules that trigger a preliminary site assessment and the past land uses that point to contamination risk. It also includes a checklist and a quick decision section to help you work out if your project needs a PSI.
What is a preliminary site assessment?
A preliminary site assessment is the first stage of checking land for contamination. NSW EPA guidance calls it a preliminary site investigation (PSI) and both terms describe the same service.
A PSI reviews the site’s history and current condition to identify possible contamination sources. It then recommends if further investigation is needed before the land is developed or its use changes.
When may a preliminary site investigation be required in NSW?
Under section 4.6 of the Resilience and Hazards SEPP, councils must consider a preliminary investigation report for certain land before granting development consent.
This includes:
- Land within an investigation area declared by the NSW EPA
- Land where a potentially contaminating activity is being or has been, carried out
- Land proposed for residential, educational, recreational, childcare or hospital use where its history is unknown or incomplete
Many councils also set their own PSI requirements through development control plans and contaminated land policies.
Situations where a PSI may be needed
Use this checklist to see if your project is likely to need a preliminary site assessment:
- You are lodging a development application on former industrial, commercial or agricultural land.
- You are rezoning land or changing its use to housing, a school, childcare or a hospital.
- You are subdividing rural land that has been farmed or used for livestock.
- You are excavating, demolishing or redeveloping a site with an unknown history.
- You are buying, leasing or financing commercial or industrial property.
- Your section 10.7 planning certificate notes possible contamination.
- Your lender, buyer or council has requested a contamination report.
Historical land uses that can indicate contamination
Some past activities leave contaminants in soil and groundwater long after operations stop. The NSW contaminated land planning guidelines list activities that may cause contamination, including:
- Service stations and fuel depots
- Dry cleaning businesses
- Market gardens and orchards using pesticides
- Sheep and cattle dips
- Landfills and waste storage sites
- Gasworks and power stations
- Railway yards and scrap yards
- Metal plating, smelting and engineering works
- Timber treatment and wood preservation sites
What does a preliminary site assessment involve?
A preliminary site assessment involves a desktop review, a site walkover and a written report. The desktop review covers historical aerial photos, title records, council records and NSW EPA registers.
The walkover checks for staining, fill, storage tanks and odours. Sampling is not always part of a PSI and is added only when a specific concern needs screening.
Do I need a PSI?
You likely need a PSI if you answer yes to any of these questions:
- Has the site ever hosted an activity listed in the section above?
- Will the land change to a more sensitive use such as housing or childcare?
- Has council, a lender or a buyer asked for a contamination report?
- Is the site’s history unknown or poorly documented?
If you answer no to all four, a PSI may not be needed. Council will still review contamination risk as part of its assessment, so confirm requirements with your local council early.
What happens if potential contamination is identified?
If a PSI identifies potential contamination, the next step is usually a detailed site investigation (DSI). A DSI uses soil, groundwater or vapour sampling to measure contamination levels. Where contamination exceeds criteria for the proposed use, a remedial action plan sets out the cleanup.
Request a preliminary site assessment from EnviroX Consulting
EnviroX Consulting prepares preliminary and detailed site investigations for development applications, rezoning and property due diligence across Sydney and NSW. Reports follow NSW EPA guidelines. EnviroX also provides asbestos, lead and hazardous material environmental consulting services for sites under redevelopment.
Contact US on 1300 599 996 or book online to arrange your assessment.
FAQs
When is a preliminary site assessment required?
A preliminary site assessment is required when council must consider contamination before approving development. This usually applies to sites with a contaminating history or proposed sensitive uses.
Is a PSI required before development?
A PSI is required before some developments, not all. It applies where land may be contaminated or its use is changing to a sensitive one.
What properties are considered potentially contaminated?
Properties with past uses such as service stations, dry cleaners, market gardens or landfills are considered potentially contaminated.
What happens if a PSI identifies potential contamination?
The consultant usually recommends a detailed site investigation. This measures contamination and confirms if remediation is needed.