{"id":"nsw:epi-2013-0428","name":"Forbes Local Environmental Plan 2013","slug":"forbes-local-environmental-plan-2013","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"428 of 2013","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181238,"registerId":"nsw-nsw:epi-2013-0428-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 [Forbes Local Environmental Plan 2013](/view/html/inforce/current/epi-2013-0428).","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> > RU4 Primary Production Small Lots\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> > Mixed Use Zones\n> \n> > MU1 Mixed Use\n> \n> > Special Purpose Zones\n> \n> > SP2 Infrastructure\n> > \n> > SP3 Tourist\n> \n> > Recreation Zones\n> \n> > RE1 Public Recreation\n> > \n> > RE2 Private Recreation\n> \n> > Conservation Zones\n> \n> > C1 National Parks and Nature Reserves\n> > \n> > C3 Environmental Management\n> \n> **cl 2.1:** Am 2022 (830), Sch 1.12\\[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\\]; 2019 (137), Sch 6 \\[1\\]; 2019 (413), cl 4; 2022 (314), Sch 1; 2022 (830), Sch 1.12\\[2\\]; 2023 (458), Sch 2.31.\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU4 Primary Production Small Lots\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 MU1 Mixed Use\n\nZone SP2 Infrastructure\n\nZone SP3 Tourist\n\nZone RE1 Public Recreation\n\nZone RE2 Private Recreation\n\nZone C1 National Parks and Nature Reserves\n\nZone C3 Environmental Management","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agritourism; Air transport facilities; Airstrips; Animal boarding or training establishments; Aquaculture; Bed and breakfast accommodation; Boat launching ramps; Boat sheds; Building identification signs; Business identification signs; Camping grounds; Cellar door premises; Cemeteries; Community facilities; Correctional centres; Crematoria; Depots; Dual occupancies (attached); Dwelling houses; Eco-tourist facilities; Environmental facilities; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Forestry; Freight transport facilities; General industries; Heavy industrial storage establishments; Heavy industries; Helipads; Home businesses; Home industries; Home occupations (sex services); Industrial training facilities; Information and education facilities; Intensive livestock agriculture; Intensive plant agriculture; Jetties; Landscaping material supplies; Open cut mining; Places of public worship; Plant nurseries; Recreation areas; Recreation facilities (major); Recreation facilities (outdoor); Roadside stalls; Rural industries; Rural supplies; Rural workers’ dwellings; Veterinary hospitals; Water recreation structures; Water supply systems","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Any 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":95},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":99},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":114},{"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/forbes-local-environmental-plan-2013) (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":115},{"sectionNumber":"Part 6","sectionType":"part","heading":"Urban release areas","content":"# Part 6 Urban release areas\n\nPart 6 Urban release areas","sortOrder":142},{"sectionNumber":"6","sectionType":"section","heading":"Arrangements for designated State public infrastructure","content":"#### 6 Arrangements for designated State public infrastructure\n\n6.1 Arrangements for designated State public infrastructure\n\n> > (1) The objective of this clause is to require satisfactory arrangements to be made for the provision of designated State public infrastructure before the subdivision of land in an urban release area to satisfy needs that arise from development on the land, but only if the land is developed intensively for urban purposes.\n> \n> > (2) Development consent must not be granted for the subdivision of land in an urban release area if the subdivision would create a lot smaller than the minimum lot size permitted on the land immediately before the land became, or became part of, an urban release area, unless the Director-General has certified in writing to the consent authority that satisfactory arrangements have been made to contribute to the provision of designated State public infrastructure in relation to that lot.\n> \n> > (3) Subclause (2) does not apply to—\n> > \n> > > (a) any lot identified in the certificate as a residue lot, or\n> > \n> > > (b) any lot to be created by a subdivision of land that was the subject of a previous development consent granted in accordance with this clause, or\n> > \n> > > (c) any lot that is proposed in the development application to be reserved or dedicated for public open space, public roads, public utility undertakings, educational facilities or any other public purpose, or\n> > \n> > > (d) a subdivision for the purpose only of rectifying an encroachment on any existing lot.\n> \n> > (4) This clause does not apply to land in an urban release area if all or any part of the land is in a region within the meaning of the Act, Division 7.1, Subdivision 4.\n> \n> **cl 6.1:** Am 2019 (621), Sch 5\\[5\\]; 2023 (554), Sch 1.","sortOrder":143},{"sectionNumber":"Part 7","sectionType":"part","heading":"Additional local provisions","content":"# Part 7 Additional local provisions\n\nPart 7 Additional local provisions","sortOrder":147},{"sectionNumber":"7","sectionType":"section","heading":"Earthworks","content":"#### 7 Earthworks\n\n7.1 Earthworks\n\n> > (1) The objective of this clause is 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> > (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 development that is permitted without consent under this Plan or to development for which development consent has been given.\n> \n> > (3) Before granting development consent for earthworks (or for development involving ancillary earthworks), the consent authority must consider the following matters—\n> > \n> > > (a) the likely disruption of, or any detrimental effect on, 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> > > (i) proximity to and potential for adverse impacts on any heritage item, archaeological site, or heritage conservation area.\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":148},{"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":159},{"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**sch 2:** Am 2020 (431), Sch 1\\[2\\].","sortOrder":160},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Rainwater tanks (above ground)","content":"#### sch.2-sec Rainwater tanks (above ground)\n\nRainwater tanks (above ground)\n\n> > (1) Must be on land zoned RU5.\n> \n> > (2) Must be located at least 1m from each lot boundary, if the tank has a height of more than 1.8m above ground level (existing).\n> \n> > (3) Must result in the total land surface covered by rainwater tanks being more than whichever is the lesser of—\n> > \n> > > (a) 20% of the lot size, or\n> > \n> > > (b) 200 square metres.\n> \n> > (4) Must be located behind the building line of any road frontage.\n> \n> > (5) Must not rest on the footings of an existing building for support.\n> \n> > (6) Must not require cut and fill of more than 1m below or above ground level (existing).\n> \n> > (7) Must be fitted with a screened rain head designed to ensure self-cleaning and prevent leaf litter entering into the water tank.\n> \n> > (8) Must be fitted with a first-flush device incorporating an automatic resetting valve that causes initial run-off rainwater to bypass the tank.\n> \n> > (9) Must be installed with inlets and outlets designed to prevent mosquitoes breeding in it.\n> \n> > (10) Must have its overflow connected to an existing stormwater drainage system that does not discharge to an adjoining property, or cause a nuisance to adjoining owners.\n> \n> > (11) Must have a sign affixed to it with a statement to the effect that the water in the tank is rainwater.\n> \n> > (12) Must not detract, including by way of colour or location, from any heritage item on the property.","sortOrder":161},{"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":162},{"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":165},{"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)\n\n**sch 4:** Am 2018 (207), cl 4; 2023 (624), Sch 1\\[2\\] \\[3\\].","sortOrder":166},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Environmental heritage","content":"# Schedule 5 Environmental heritage\n\nSchedule 5 Environmental heritage\n\n(Clause 5.10)","sortOrder":170},{"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":173},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":175},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":177},{"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":186},{"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":188},{"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":189},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":190}],"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":"While the core purpose — regulating land use in the Forbes local government area — has remained constant, the plan's scope has materially evolved through more than 50 amendments over 12+ years. This frequency of amendment strongly suggests that individual land use permissions, zoning boundaries, development standards, and permitted activities have been added to, removed, or modified well beyond what was originally envisioned in the 2013 version. This is typical of living planning instruments but represents a genuine expansion and refinement of the original regulatory framework."},"complexity_factors":["Standard instrument LEP format requires cross-referencing with NSW-wide planning templates and the Environmental Planning and Assessment Act 1979","Over 50 amendments since 2013 create a layered, evolving document where current rules may differ significantly from the original intent","Zoning maps and land use tables require specialist knowledge to interpret correctly","Multiple overlapping controls (heritage overlays, flood planning, biodiversity) interact with base zoning provisions","Frequent amendments mean tracking what changed when is difficult without access to comparison tools","Must be read alongside state-level policies and the Forbes Development Control Plan for full picture","Only the metadata/status page was provided — the actual substantive provisions of the plan are not included in the text analysed"],"plain_english_summary":"The Forbes Local Environmental Plan 2013 is the legal rulebook governing land use and development across the Forbes Shire. It sets who can build or operate on a property — affecting homeowners, businesses, farmers, developers and the council that assesses applications.\n\nIt matters because it defines zoning, development standards, permitted uses and heritage/environmental protections. The plan has been amended over 50 times; always check the current (Sept 2025) version before acting."},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The Plan as provided contains multiple post‑enactment amendments and inserted local controls that alter scope from the original instrument: e.g. suspension of restrictive covenants (cl 1.9A, inserted 2019), added minimum lot rules and community title exceptions (cls 4.1, 4.1AA, 4.1A), targeted flood‑risk constraints for Forbes (cls 7.9, 7.10, inserted 2020–2023), and newer biodiversity, groundwater and riparian assessment clauses (Part 7, cls 7.3–7.5). These additions increase prohibitions, procedural steps and mapping dependencies, shifting more development decisions into case‑by‑case Council discretion and adding compliance costs for applicants."},"complexity_factors":["Large number of distinct zones and a detailed Land Use Table establishing different permission regimes for each zone (clauses 2.1, 2.3)","Heavy reliance on external and local maps (Land Application Map, Land Zoning Map, Lot Size Map, Height of Buildings Map, Flood Planning Map, Terrestrial Biodiversity Map, etc.) to determine applicable rules (clauses 1.7, 2.2, 4.1, 4.3, Part 7)","Multiple development pathways (development consent, exempt development, complying development) with different procedural and technical tests (clauses 3.1–3.3, Schedule 2, Schedule 3)","Numerous subject‑specific constraints and assessment criteria (heritage, biodiversity, groundwater, riparian, wetlands, salinity, flood planning, intensive livestock, aquaculture) that trigger specialist studies and discretionary judgements (Part 5, clauses 5.10, 5.19, 7.3–7.7, 5.21)","Layered exceptions and qualifications to standards (exceptions to lot size, boundary adjustments, rural subdivision, community title exceptions) increasing case‑by‑case assessment (clauses 4.1AA, 4.1A, 4.1B, 4.2, 4.2E)","Discretion vested in the consent authority (Council) with record‑keeping and consultation duties, creating administrative and evidentiary burdens (clauses 2.3(2), 4.6(3)–(4), 5.10(4)–(9))","Cross‑references to State environmental planning policies and other Acts (SEPPs, Heritage Act, Water Management, Local Government Act) requiring coordination across instruments and regulators (clauses 1.9, 1.9A, various notes)","Localised schedules and classifications (Schedule 4 public land, Schedule 5 heritage items, Schedule 6 aquaculture) that impose parcel‑specific constraints and administrative actions"],"plain_english_summary":"This Plan is the local land‑use rulebook for Forbes: it maps zones, lists permitted/prohibited uses, and sets procedural and technical standards for development (consent, exempt and complying development, lot sizes, heights, heritage, biodiversity and flood controls). It applies to the land shown on the Land Application Map and names the Council as consent authority.\n\nMechanically, landowners pay compliance costs (approvals, studies, infrastructure conditions); the Council decides consents and can impose conditions or refuse development, which changes subdivision, building and land‑use choices across Forbes."},"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"completionTokens":785},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The Plan appears consistent with its original scope as a comprehensive local environmental plan for the Forbes local government area. While it has been amended multiple times (noted in clause references), these amendments appear to be technical updates, zone adjustments, and refinements rather than scope expansion beyond the original purpose of managing land use, environment, and development in the Forbes region."},"complexity_factors":["17 distinct land use zones with detailed permitted/prohibited use tables","Multiple interlocking subdivision controls (minimum lot sizes, community title, strata, rural exceptions, boundary adjustments)","Extensive cross-referencing to State Environmental Planning Policies and other legislation","Heritage protection scheme with 160 listed items and complex consent triggers","Environmental protection clauses requiring avoid-minimise-mitigate hierarchies","Flood planning provisions with multiple maps and area-specific restrictions","Aquaculture schedules with technical operational requirements","Multiple dwelling controls with varying standards across rural/residential zones","Clause 4.6 exceptions framework with excluded development standards","Numerous amendment references indicating evolving instrument"],"plain_english_summary":"This is the **Forbes Local Environmental Plan 2013**, a planning rulebook that controls what can be built and done on land in the Forbes area of New South Wales.\n\n**What it does:**\n\n- **Zones the land** into 17 different categories — from farmland (RU1 Primary Production) to town centres (E1 Local Centre), industrial areas (E4 General Industrial), and protected nature reserves (C1 National Parks). Each zone has its own rules about what activities are allowed, need approval, or are banned.\n\n- **Controls development** through a detailed **Land Use Table** that lists hundreds of specific activities (from \"bed and breakfast accommodation\" to \"intensive livestock agriculture\") and says whether each needs council approval, can proceed without approval, or is prohibited in each zone.\n\n- **Sets minimum lot sizes** for subdividing land, with special rules for rural areas, community title schemes, and dual occupancies. There's a complex system of exceptions allowing smaller lots in certain circumstances.\n\n- **Protects the environment** with specific clauses for wetlands, watercourses, groundwater, salinity, and terrestrial biodiversity. Development in sensitive areas must avoid, minimise, or mitigate environmental harm.\n\n- **Manages flood risk** — critically important for Forbes, which sits on the Lachlan River. It prohibits residential development in designated flood-prone areas and requires flood-compatible design.\n\n- **Protects heritage** through a detailed schedule of 160 heritage items (including Ben Hall's grave and death site, historic buildings, and Aboriginal places) and one heritage conservation area.\n\n- **Enables tourism and rural industries** with specific provisions for farm stay accommodation, farm gate premises, eco-tourist facilities, and agritourism.\n\n- **Provides fast-track approvals** for certain \"exempt\" and \"complying\" development that meets standard conditions.\n\n**Who it affects:**\n\n- **Landowners and farmers** wanting to subdivide, build dwellings, or diversify into tourism\n- **Developers** building housing estates or commercial projects\n- **Business operators** in tourism, agriculture, and retail\n- **Council** (Forbes Shire Council) as the consent authority\n- **State agencies** responsible for infrastructure, national parks, and heritage\n\n**Why it matters:**\n\nForbes is a regional centre balancing agricultural productivity, flood-prone riverine environments, tourism potential (including bushranger heritage), and urban growth. This Plan tries to manage that balance — protecting farmland and floodplains while allowing appropriate development, and preserving significant heritage from the gold rush and bushranger era."}},"importantCases":[],"_links":{"self":"/api/acts/forbes-local-environmental-plan-2013","history":"/api/acts/forbes-local-environmental-plan-2013/history","analysis":"/api/acts/forbes-local-environmental-plan-2013/analysis","conflicts":"/api/acts/forbes-local-environmental-plan-2013/conflicts","importantCases":"/api/acts/forbes-local-environmental-plan-2013/important-cases","documents":"/api/acts/forbes-local-environmental-plan-2013/documents"}}