{"id":"nsw:epi-2012-0302","name":"Bombala Local Environmental Plan 2012","slug":"bombala-local-environmental-plan-2012","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"302 of 2012","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181423,"registerId":"nsw-nsw:epi-2012-0302-current","compilationNumber":null,"startDate":"2026-04-05","status":"InForce","reasons":null,"registeredAt":null},"sections":[{"sectionNumber":"Part 1","sectionType":"part","heading":"Preliminary","content":"# Part 1 Preliminary\n\nPart 1 Preliminary","sortOrder":0},{"sectionNumber":"1","sectionType":"section","heading":"Name of Plan","content":"#### 1 Name of Plan\n\n1.1 Name of Plan\n\n> This Plan is [Bombala Local Environmental Plan 2012](/view/html/inforce/current/epi-2012-0302).","sortOrder":1},{"sectionNumber":"Part 2","sectionType":"part","heading":"Permitted or prohibited development","content":"# Part 2 Permitted or prohibited development\n\nPart 2 Permitted or prohibited development","sortOrder":13},{"sectionNumber":"2","sectionType":"section","heading":"Land use zones","content":"#### 2 Land use zones\n\n2.1 Land use zones\n\n> The land use zones under this Plan are as follows—\n> \n> > Rural Zones\n> \n> > RU1 Primary Production\n> > \n> > RU3 Forestry\n> > \n> > RU5 Village\n> \n> > Residential Zones\n> \n> > R1 General Residential\n> > \n> > R5 Large Lot Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > E3 Productivity Support\n> > \n> > E4 General Industrial\n> \n> > Special Purpose Zones\n> \n> > SP2 Infrastructure\n> > \n> > SP3 Tourist\n> \n> > Recreation Zones\n> \n> > RE1 Public Recreation\n> \n> > Conservation Zones\n> \n> > C1 National Parks and Nature Reserves\n> \n> **cl 2.1:** Am 2022 (830), Sch 1.4\\[1\\].","sortOrder":14},{"sectionNumber":"pt","sectionType":"part","heading":"Land Use Table","content":"# pt Land Use Table\n\nLand Use Table\n\nNote—\n\nState environmental planning policies, including the following, may be relevant to development on land to which this Plan applies—\n\n> [State Environmental Planning Policy (Housing) 2021](/view/html/inforce/current/epi-2021-0714)\n\n> [State Environmental Planning Policy (Transport and Infrastructure) 2021](/view/html/inforce/current/epi-2021-0732), Chapter 2—relating to infrastructure facilities, including air transport, correction, education, electricity generating works and solar energy systems, health services, ports, railways, roads, waste management and water supply systems\n\n> [State Environmental Planning Policy (Resources and Energy) 2021](/view/html/inforce/current/epi-2021-0731), Chapter 2\n\n> [State Environmental Planning Policy (Resilience and Hazards) 2021](/view/html/inforce/current/epi-2021-0730), Chapter 3\n\n> [State Environmental Planning Policy (Industry and Employment) 2021](/view/html/inforce/current/epi-2021-0723), Chapter 3\n\n> [State Environmental Planning Policy (Primary Production) 2021](/view/html/inforce/current/epi-2021-0729), Chapter 2\n\n**Land Use tbl:** Am 2016 (168), Sch 1 \\[2\\] \\[5\\]; 2017 (493), Sch 1.1 \\[1\\]; 2018 (488), Sch 1.1 \\[1\\]; 2022 (314), Sch 1; 2022 (830), Sch 1.4\\[2\\] (am 2023 (82), Sch 1.4\\[1\\]).\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone SP2 Infrastructure\n\nZone SP3 Tourist\n\nZone RE1 Public Recreation\n\nZone C1 National Parks and Nature Reserves","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agriculture; Air transport facilities; Airstrips; Animal boarding or training establishments; Aquaculture; Bed and breakfast accommodation; Boat building and repair facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cellar door premises; Cemeteries; Charter and tourism boating facilities; Correctional centres; Crematoria; Depots; Dual occupancies (attached); Dwelling houses; Eco-tourist facilities; Education establishments; Environmental facilities; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Forestry; Funeral homes; Heavy industrial storage establishments; Helipads; Highway service centres; Home-based child care; Home businesses; Industrial training facilities; Industries; Information and education facilities; Intensive livestock agriculture; Intensive plant agriculture; Jetties; Landscaping material supplies; Marinas; Mooring pens; Moorings; Mortuaries; Neighbourhood shops; Open cut mining; Places of public worship; Plant nurseries; Public administration buildings; Recreation areas; Recreation facilities (major); Recreation facilities (outdoor); Registered clubs; Roads; Roadside stalls; Rural industries; Rural supplies; Rural workers’ dwellings; Secondary dwellings; Service stations; Signage; Storage premises; Transport depots; Truck depots; Veterinary hospitals; Warehouse or distribution centres; Water recreation structures","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Self-storage units; Any other development not specified in item 2 or 3","sortOrder":34},{"sectionNumber":"Part 3","sectionType":"part","heading":"Exempt and complying development","content":"# Part 3 Exempt and complying development\n\nPart 3 Exempt and complying development","sortOrder":79},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":83},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":92},{"sectionNumber":"5","sectionType":"section","heading":"Relevant acquisition authority","content":"#### 5 Relevant acquisition authority\n\n5.1 Relevant acquisition authority\n\n> > (1) The objective of this clause is to identify, for the purposes of section 3.15 of the Act, the authority of the State that will be the relevant authority to acquire land reserved for certain public purposes if the land is required to be acquired under Division 3 of Part 2 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022) (the owner-initiated acquisition provisions).\n> > \n> > Note.\n> > \n> > If the landholder will suffer hardship if there is any delay in the land being acquired by the relevant authority, section 23 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022) requires the authority to acquire the land.\n> \n> > (2) The authority of the State that will be the relevant authority to acquire land, if the land is required to be acquired under the owner-initiated acquisition provisions, is the authority of the State specified below in relation to the land shown on the [Land Reservation Acquisition Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/bombala-local-environmental-plan-2012) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.","sortOrder":93},{"sectionNumber":"Part 6","sectionType":"part","heading":"Local provisions","content":"# Part 6 Local provisions\n\nPart 6 Local provisions","sortOrder":119},{"sectionNumber":"6","sectionType":"section","heading":"Earthworks","content":"#### 6 Earthworks\n\n6.1 Earthworks\n\n> > (1) The objectives of this clause are as follows—\n> > \n> > > (a) to ensure that earthworks for which development consent is required will not have a detrimental impact on environmental functions and processes, neighbouring uses, cultural or heritage items or features of the surrounding land,\n> > \n> > > (b) to allow earthworks of a minor nature without requiring separate development consent.\n> \n> > (2) Development consent is required for earthworks unless—\n> > \n> > > (a) the earthworks are exempt development under this Plan or another applicable environmental planning instrument, or\n> > \n> > > (b) the earthworks are ancillary to other development for which development consent has been given.\n> \n> > (3) Before granting development consent for earthworks, the consent authority must consider the following matters—\n> > \n> > > (a) the likely disruption of, or any detrimental effect on, existing drainage patterns and soil stability in the locality of the development,\n> > \n> > > (b) the effect of the development on the likely future use or redevelopment of the land,\n> > \n> > > (c) the quality of the fill or the soil to be excavated, or both,\n> > \n> > > (d) the effect of the development on the existing and likely amenity of adjoining properties,\n> > \n> > > (e) the source of any fill material and the destination of any excavated material,\n> > \n> > > (f) the likelihood of disturbing relics,\n> > \n> > > (g) the proximity to, and potential for adverse impacts on, any waterway, drinking water catchment or environmentally sensitive area,\n> > \n> > > (h) any appropriate measures proposed to avoid, minimise or mitigate the impacts of the development.\n> \n> Note.\n> \n> The [National Parks and Wildlife Act 1974](/view/html/inforce/current/act-1974-080), particularly section 86, deals with harming Aboriginal objects.","sortOrder":120},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":"Additional permitted uses","content":"# Schedule 1 Additional permitted uses\n\nSchedule 1 Additional permitted uses\n\n(Clause 2.5)\n\n(When this Plan was made this Schedule was blank)","sortOrder":126},{"sectionNumber":"Schedule 2","sectionType":"schedule","heading":"Exempt development","content":"# Schedule 2 Exempt development\n\nSchedule 2 Exempt development\n\n(Clause 3.1)\n\nNote 1.\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies exempt development under that Policy. The Policy has State-wide application. This Schedule contains additional exempt development not specified in that Policy.\n\nNote 2.\n\nExempt development may be carried out without the need for development consent under the Act. Such development is not exempt from any approval, licence, permit or authority that is required under any other Act and adjoining owners’ property rights and the common law still apply.\n\n(When this Plan was made this Schedule was blank)","sortOrder":127},{"sectionNumber":"Schedule 3","sectionType":"schedule","heading":"Complying development","content":"# Schedule 3 Complying development\n\nSchedule 3 Complying development\n\n(Clause 3.2)\n\nNote.\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies complying development and the complying development conditions for that development under that Policy. The Policy has State-wide application. This Schedule contains additional complying development not specified in that Policy.","sortOrder":128},{"sectionNumber":"sch.3-sec","sectionType":"section","heading":"General conditions","content":"#### sch.3-sec General conditions\n\nGeneral conditions\n\n> Any development specified in Part 1 is subject to the same conditions set out in Schedule 6 to [State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572).","sortOrder":131},{"sectionNumber":"Schedule 4","sectionType":"schedule","heading":"Classification and reclassification of public land","content":"# Schedule 4 Classification and reclassification of public land\n\nSchedule 4 Classification and reclassification of public land\n\n(Clause 5.2)","sortOrder":132},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Environmental heritage","content":"# Schedule 5 Environmental heritage\n\nSchedule 5 Environmental heritage\n\n(Clause 5.10)\n\n| Suburb | Item name | Address | Property description | Significance | Item no |\n| Bibbenluke | Bibbenluke (former inn and house) | Burnima Street | Lots 2 and 3, Section 1, DP 758103 | Local | I1 |\n| Bombala | Burnima Homestead | Burnima Road | Lot 10, DP 1044774 | Local | I7 |\n| Bombala | Old Cambalong Store | Cambalong Road | Lot 3, DP 810693 | Local | I15 |\n| Bombala | St Matthias Church | 39–47 Cardwell Street | Lot 102, DP 631144 | Local | I2 |\n| Bombala | Crankies Plain Bridge | Cathcart Road | Road reserve | State | I8 |\n| Bombala | Bombala Literary Institute | 73 Caveat Street | Lots 2 and 3, DP 112700 | Local | I4 |\n| Bombala | House | 78 Caveat Street | Lot 10, DP 827798 | Local | I10 |\n| Bombala | House | 102 Caveat Street | Lot 19, DP 833084 | Local | I11 |\n| Bombala | Aston Cemetery | Delegate Road | Lot 7300, DP 1136896 | Local | I3 |\n| Bombala | Olympia Theatre facade | 76 Forbes Street | Lot 1, DP 1155110 | Local | I16 |\n| Bombala | Bukalong Homestead | Gunningrach Road | Lot 211, DP 1126025 | Local | I6 |\n| Bombala | Gunningrach Homestead | Gunningrach Road | Lots 4 and 5, DP 756836 | Local | I9 |\n| Bombala | Bombala Railway Station and yard group | Mahratta Street |  | State | I5 |\n| Bombala | Imperial Hotel | 99 Maybe Street | Lot 1, DP 1070627 | Local | I12 |\n| Bombala | National Bank | 155–157 Maybe Street | Lot 1, DP 137418 | Local | I14 |\n| Bombala | Mt Cooper Cemetery | Mt Cooper Road | Lot 7300, DP 1135772; Lot 98, DP 1142474 | Local | I13 |\n| Cathcart | The Croft house | Mead Street | Lot 1, DP 40072 | Local | I17 |\n| Delegate | Delegate Police Station | Bombala Street | Lot 6, Section 8, DP 758346 | Local | I18 |\n| Delegate | Delegate Station Homestead | Delegate Road | Lot 2, DP 771578 | Local | I19 |\n| Delegate | Delegate Station Slab House | Delegate Road | Lot 1, DP 771578 | Local | I20 |\n| Delegate | St Phillip’s Anglican Church | Hayden Street | Lot 6, Section 14, DP 758346 | Local | I21 |","sortOrder":136},{"sectionNumber":"Schedule 6","sectionType":"schedule","heading":"Pond-based and tank-based aquaculture","content":"# Schedule 6 Pond-based and tank-based aquaculture\n\nSchedule 6 Pond-based and tank-based aquaculture\n\n(Clause 5.19)","sortOrder":137},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":139},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":141},{"sectionNumber":"7","sectionType":"section","heading":"Conservation exclusion zones","content":"#### 7 Conservation exclusion zones\n\n7 Conservation exclusion zones\n\n> > (1) Must not be carried out on the following land, except to the extent necessary to gain access to water—\n> > \n> > > (a) land declared an area of outstanding biodiversity value under the [Biodiversity Conservation Act 2016](/view/html/inforce/current/act-2016-063),\n> > \n> > > (b) vacant Crown land,\n> > \n> > > (c) land within a wetland of international significance declared under the Ramsar Convention on Wetlands.\n> \n> Note.\n> \n> Nothing in this clause affects any requirement under an Act relating to land specified in this clause to obtain a licence or other authority under that Act for development of the land.","sortOrder":149},{"sectionNumber":"8","sectionType":"section","heading":"Flood liability","content":"#### 8 Flood liability\n\n8 Flood liability\n\n> Must be designed or constructed on land so that it will not be inundated by the discharge of a 1:100 ARI (average recurrent interval) flood event.","sortOrder":150},{"sectionNumber":"9","sectionType":"section","heading":"Species selection","content":"#### 9 Species selection\n\n9 Species selection\n\n> Species of fish or marine vegetation cultivated or kept must be consistent with the relevant aquaculture industry development plan (within the meaning of clause 5.19).","sortOrder":152},{"sectionNumber":"10","sectionType":"section","heading":"Pond design","content":"#### 10 Pond design\n\n10 Pond design\n\n> > (1) Must not require the construction of new ponds, water storages, dams or buildings.\n> \n> > (2) Must not be located on permanent watercourses, creeks, billabongs or isolated outreaches of creeks or rivers.\n> \n> > (3) Must be capable of preventing the escape of stock into natural waterbodies or wetlands.","sortOrder":153},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":154}],"analysis":{"flash_summary_failed":{"failed":true,"reason":"Unauthenticated. Configure AI_GATEWAY_API_KEY or use a provider module. Learn more: https://ai-sdk.dev/unauthenticated-ai-gateway","source":"analysis-cron"},"summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The plan was originally made for the Bombala Council area as a standalone local government. Following NSW local government amalgamations, Bombala Council was merged into Snowy Monaro Regional Council in 2016. The plan continues to operate as a geographically limited instrument applying to the old Bombala area within the larger council, meaning its administrative scope has shifted from a standalone council plan to one of multiple legacy LEPs operating within a merged council jurisdiction. Additionally, the volume of amendments (40+) over 13 years suggests the plan's detailed provisions have evolved considerably beyond its original intent."},"complexity_factors":["Standard instrument LEP format incorporates extensive state-level standard template provisions by reference, which are not visible in this document alone","Over 40 amendments since 2012 means the current rules are the product of layered changes — understanding what changed and when requires reviewing multiple versions","Interaction with the Environmental Planning and Assessment Act 1979 and state-wide policies (SEPPs) adds an external layer of rules that overlay this plan","Land zoning maps are a critical component but are not reproduced in this metadata view — the actual rules depend heavily on spatial map references","Local heritage schedules and site-specific provisions can create parcel-by-parcel differences that require case-by-case analysis","The plan has been subsumed into Snowy Monaro Regional Council's jurisdiction following local government amalgamations, adding administrative complexity about which body applies the rules"],"plain_english_summary":"The Bombala Local Environmental Plan 2012 is the zoning rulebook for the former Bombala area (now in Snowy Monaro Regional Council). It sets land zones, what uses and developments are permitted or prohibited, and local controls on building, heritage, flood and environmental constraints.\n\nIt affects landowners, farmers, developers and the council—anyone proposing building, subdivision or land-use change. The plan has been amended many times; the current version has been in force since 19 September 2025."},"flash_summary":{"complexity_score":6,"scope_assessment":{"changed":false,"description":"Based on the Plan text, the scope aligns with its stated aims and application: it applies to the land shown on the Land Application Map (cl 1.3), sets zoning and land-use controls (cl 2.1, cl 2.2) and expressly repeals prior local environmental plans for the same land (cl 1.8). The Plan contains amendments and added clauses but provides no internal indication that it departs from or expands beyond the Plan’s declared territorial or subject-matter scope (see cl 1.2, cl 1.8, cl 2.2)."},"complexity_factors":["Multiple zoning categories and a detailed Land Use Table specifying permitted, consent and prohibited uses (cl 2.1, cl 2.3, Land Use Table).","Extensive cross-references to State environmental planning policies and other Acts which alter applicability or create exceptions (cl 1.9, cl 1.9A, various notes).","Map-based controls (Land Application Map, Land Zoning Map, Lot Size Map, Terrestrial Biodiversity Map, Riparian Lands and Watercourses Map, Heritage Map) requiring spatial interpretation (cls 1.3, 1.7, cl 4.1, cl 6.3, cl 6.4).","Layered approval pathways: exempt development, complying development, development consent, and owner-initiated acquisition mechanisms (cls 3.1–3.3, cl 3.2, cl 5.1).","Numerous subject-specific development standards and exclusions (heritage cl 5.10, flood planning cls 5.21–5.22, intensive livestock cl 5.18, aquaculture sch 6), increasing sectoral compliance requirements.","Discretionary exceptions to development standards subject to evidentiary tests and record-keeping (cl 4.6), which create assessment complexity for consent authorities and applicants.","Local provisions modifying State defaults (e.g. suspension of covenants cl 1.9A; temporary uses cl 2.8) that interact with private property rights and existing instruments.","Schedules listing site-specific classifications, heritage items and operational requirements that require item-level due diligence (Schedules 4–6, Schedule 5)."],"plain_english_summary":"This Plan sets the zoning, permitted and prohibited uses, and development approval rules for land in the Bombala area, using maps and schedules to locate controls (cls 1.3, 2.2, Land Use Table). It also repeals earlier local plans that applied to the same land (cl 1.8). \n\nIt directly affects landowners, developers and the Council (consent authority, cl 1.6): developers bear compliance costs for consents, complying/exempt development requirements and environmental or heritage assessments (cls 3.1, 5.10, 6.3, 5.21). The Plan trades off allowing economic uses with limits to protect heritage, biodiversity and flood safety."},"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"completionTokens":1068},"content_quality":"ok","complexity_score":6,"scope_assessment":{"changed":false,"description":"The legislation appears consistent with its original intent as a standard local environmental plan. The 2012 plan replaced a 1990 plan and has been amended incrementally (notably in 2019, 2022, and 2023) to update references to modernised state planning instruments and add specific provisions like flood planning. The scope remains focused on land use planning for the Bombala local government area without significant mission creep."},"complexity_factors":["Multiple cross-references to State Environmental Planning Policies (SEPPs) and other legislation","12 different land use zones with detailed permitted/prohibited use tables","Extensive conditional logic for development consent (e.g., clause 4.2A with 5 different pathways for dwelling approval on rural land)","Multiple overlay protections (heritage, biodiversity, riparian, flood) that interact with base zoning","Detailed aquaculture schedules with species-specific and location-specific requirements","Nested exceptions (e.g., clause 1.9A suspending covenants, with 7 explicit exclusions)","Historical 'existing holding' concept dating back to 1975 for rural dwelling entitlements","Multiple maps referenced but not included in the text (Land Zoning Map, Lot Size Map, Terrestrial Biodiversity Map, etc.)"],"plain_english_summary":"**What this plan does:**\n\nThis is the **Bombala Local Environmental Plan 2012** — a rulebook that controls what can be built and done on land in and around Bombala, a town in southern NSW. It replaces older planning rules and sets out how land can be used, developed, and protected.\n\n**Who it affects:**\n- **Property owners** wanting to build, subdivide, or change land use\n- **Farmers and rural landholders** — the plan strongly protects agricultural land\n- **Business owners** — especially tourism operators, given Bombala's focus on growing this industry\n- **Developers** — with specific zones for housing, industry, and shops\n- **Anyone buying or selling property** in the Bombala area\n\n**Key things the plan does:**\n\n**1. Divides land into zones** — Each zone has rules about what's allowed:\n- **RU1 Primary Production** — farming, forestry, mining (the backbone of the local economy)\n- **R1 General Residential** and **R5 Large Lot Residential** — housing, with large-lot rural residential areas\n- **E1 Local Centre** — Bombala's town centre, with protections for its historic character\n- **E3 Productivity Support** and **E4 General Industrial** — light industry and warehouses\n- **SP3 Tourist** — specifically for tourism development\n- **C1 National Parks and Nature Reserves** — protected conservation land\n\n**2. Protects farmland** — The plan explicitly aims to keep prime crop and pasture land for agriculture and stop it being broken into small lifestyle blocks.\n\n**3. Controls subdivision** — Minimum lot sizes apply (shown on maps), with special rules to stop rural land being fragmented. You generally can't build a new dwelling on rural land unless the lot meets minimum size requirements or was a \"holding\" before 1975.\n\n**4. Protects heritage** — 21 heritage items are listed, including the Bombala Railway Station (State significance), Crankies Plain Bridge, and various historic homes and hotels. Development affecting these needs special approval.\n\n**5. Manages environmental risks** — Special protections for:\n- **Terrestrial biodiversity** — sensitive areas mapped for native flora and fauna\n- **Riparian land** — land along rivers and watercourses (40m buffer zones)\n- **Flood-prone land** — development must be compatible with flood behaviour and allow safe evacuation\n\n**6. Supports arts and culture** — Unusually, the plan specifically aims to protect and promote land for \"arts and cultural activity, including music and other performance arts.\"\n\n**7. Fast-track development** — Some minor development is \"exempt\" (no approval needed) or \"complying\" (fast approval if standards met), though Bombala's schedules for these are currently blank, relying on state-wide rules.\n\n**8. Special rules for specific uses:**\n- **Bed & breakfast** — max 4 bedrooms\n- **Home businesses** — max 60 square metres\n- **Intensive livestock** — strict separation distances from neighbours and other farms\n- **Aquaculture** — detailed rules for pond-based and tank-based fish farming\n- **Sex services premises** — must be separated from schools, childcare, and residential areas\n\n**Why it matters:**\nThis plan shapes how Bombala grows — keeping its rural character while allowing modest expansion, protecting its historic town centre, and trying to grow tourism without destroying the natural environment or agricultural base that defines the area."}},"importantCases":[],"_links":{"self":"/api/acts/bombala-local-environmental-plan-2012","history":"/api/acts/bombala-local-environmental-plan-2012/history","analysis":"/api/acts/bombala-local-environmental-plan-2012/analysis","conflicts":"/api/acts/bombala-local-environmental-plan-2012/conflicts","importantCases":"/api/acts/bombala-local-environmental-plan-2012/important-cases","documents":"/api/acts/bombala-local-environmental-plan-2012/documents"}}