{"id":"nsw:epi-2012-0467","name":"Glen Innes Severn Local Environmental Plan 2012","slug":"glen-innes-severn-local-environmental-plan-2012","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"467 of 2012","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181385,"registerId":"nsw-nsw:epi-2012-0467-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 [Glen Innes Severn Local Environmental Plan 2012](/view/html/inforce/current/epi-2012-0467).","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> > R2 Low Density 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> > SP1 Special Activities\n> > \n> > SP2 Infrastructure\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 2019 (169), Sch 1 \\[1\\]; 2022 (830), Sch 1.13\\[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 2014 (243), Sch 1 \\[1\\]–\\[3\\]; 2015 (208), Sch 1 \\[1\\]; 2016 (168), Sch 1 \\[2\\]; 2017 (493), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2019 (169), Sch 1 \\[2\\]–\\[4\\]; 2019 (621), Sch 3; 2020 (158), Sch 1\\[1\\] \\[2\\]; 2022 (314), Sch 1; 2022 (830), Sch 1.13\\[2\\] (am 2023 (82), Sch 1.4\\[3\\]).\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R2 Low Density 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 SP1 Special Activities\n\nZone SP2 Infrastructure\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> Aquaculture; Backpackers’ accommodation; Bed and breakfast accommodation; Building identification signs; Business identification signs; Cellar door premises; Dual occupancies; Dwelling houses; Extractive industries; Farm buildings; Farm stay accommodation; Funeral homes; Group homes; Home industries; Intensive livestock agriculture; Intensive plant agriculture; Kiosks; Landscaping material supplies; Open cut mining; Plant nurseries; Restaurants or cafes; Rural supplies; Rural workers’ dwellings; Timber yards; Turf farming; Any other development not specified in item 2 or 4","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Amusement centres; Boat building and repair facilities; Car parks; Centre-based child care facilities; Commercial premises; Depots; Entertainment facilities; Exhibition homes; Exhibition villages; Function centres; Health services facilities; Heavy industrial storage establishments; Highway service centres; Industrial retail outlets; Industries; Local distribution premises; Marinas; Mooring pens; Moorings; Passenger transport facilities; Places of public worship; Public administration buildings; Registered clubs; Residential accommodation; Respite day care centres; Restricted premises; Service stations; Sex services premises; Signage; Storage premises; Tourist and visitor accommodation; Vehicle body repair workshops; Vehicle repair stations; Warehouse or distribution centres; Wholesale supplies","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":113},{"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/glen-innes-severn-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":114},{"sectionNumber":"Part 6","sectionType":"part","heading":"Urban release areas","content":"# Part 6 Urban release areas\n\nPart 6 Urban release areas","sortOrder":140},{"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":141},{"sectionNumber":"Part 7","sectionType":"part","heading":"Local provisions","content":"# Part 7 Local provisions\n\nPart 7 Local provisions","sortOrder":145},{"sectionNumber":"7","sectionType":"section","heading":null,"content":"#### 7\n\n7.1 (Repealed)","sortOrder":146},{"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**sch 1:** Am 2020 (158), Sch 1\\[4\\]; 2020 No 30, Sch 2.19\\[2\\].","sortOrder":154},{"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":156},{"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":157},{"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":160},{"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 2019 (169), Sch 1 \\[5\\]; 2026 (153), Sch 1.","sortOrder":161},{"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**sch 5:** Am 2019 (169), Sch 1 \\[6\\]; 2020 (158), Sch 1\\[5\\]–\\[16\\].","sortOrder":165},{"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":169},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":171},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":173},{"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":182},{"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":184},{"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":185},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":186}],"analysis":{"summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The plan has been amended more than 40 times since its original commencement in September 2012, strongly suggesting the scope has evolved from its original intent. This level of amendment — roughly 3–4 changes per year on average — indicates ongoing adjustments to land use zones, permitted activities, and development standards well beyond what was originally enacted. Without access to the full substantive text, the precise nature of scope changes cannot be confirmed, but the amendment frequency is consistent with incremental expansions or restrictions of permitted land uses across the local government area."},"complexity_factors":["Extensive amendment history — over 40 separate versions since 2012, meaning the current rules have evolved significantly and tracking changes is difficult","Standard instrument LEP format incorporates by reference state-level templates and definitions, requiring cross-referencing with NSW government standard instruments","Land use zones involve layered rules — permitted with consent, permitted without consent, and prohibited uses must all be understood together","Relies heavily on accompanying zoning maps which are not reproduced in the text itself, requiring separate documents to understand site-specific rules","Only metadata and version history are provided here — the actual substantive content (zones, permitted uses, development standards) requires accessing the full plan document","Interacts with the Environmental Planning and Assessment Act 1979 and other state policies, meaning you cannot understand the full picture from this plan alone","Local heritage and environmental overlays add additional layers of complexity for affected properties"],"plain_english_summary":"The Glen Innes Severn Local Environmental Plan 2012 is the legal rulebook that controls land use, development and zoning across the Glen Innes Severn LGA. It affects property owners, developers, businesses, farmers and anyone buying or selling land by determining what uses and developments are permitted, where they can occur, and what environmental or heritage constraints apply. The LEP is a standard-instrument plan and has been amended many times—always check the current plan and zoning maps for your property."},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The Plan replaced prior local environmental instruments for the area (cl 1.8) and consolidates local zoning, mapped controls and schedules (cl 1.3; cl 1.7). Its scope has been modified over time by amendments that add or clarify powers and local controls — for example, savings for pending applications (cl 1.8A, am 2019), suspension of private covenants to enable permitted development (cl 1.9A, am 2019), new minimum-lot and community-title rules (cl 4.1AA; cl 4.1A, am 2022), and updates to public land classification (Schedule 4). Some template/model clauses remain explicitly ‘not adopted’ (eg cl 4.3 height, cl 4.4 FSR), so the Plan both broadened and tailored local regulatory scope while omitting certain standard model controls (as shown in the cited clauses)."},"complexity_factors":["Large number of zones and zone-specific permitted/prohibited uses with cross-references to Land Use Table and maps (cl 2.1; cl 2.2; cl 2.3)","Dependence on multiple maps and external technical standards (Lot Size Map, Land Zoning Map, Heritage Map) (cl 1.3; cl 1.7)","Extensive cross-referencing to State environmental planning policies and other Acts, creating layered legal dependencies (cl 1.9; numerous clauses citing other Acts)","Mixture of mandatory standards and discretionary exceptions (eg development standards, exceptions clause cl 4.6, heritage consent cl 5.10)","Multiple specialist local controls (heritage, flood planning, riparian protection, aviation, aquaculture) each with detailed criteria (cl 5.10; cl 5.21; cl 7.7; cl 5.19; cl 7.4)","Schedules with site-specific entries (heritage items, public land classification) that impose bespoke obligations (Schedule 5; Schedule 4)","Numerous later amendments and inserted/omitted model clauses (amendment notes across cl 2.1, cl 4.1AA, cl 1.9A, etc.), requiring attention to version history","Exempt, complying and savings provisions that alter approval pathways and timing (cl 3.1; cl 3.2; cl 1.8A)","Technical thresholds and operational requirements (eg aquaculture Schedule 6, intensive livestock thresholds cl 5.18, use-area caps cl 5.4) that require specialist assessment"],"plain_english_summary":"This local environmental plan sets the planning rules that apply to Glen Innes Severn: it defines zones, what uses are allowed or prohibited, when development consent is needed, minimum lot sizes, and special controls for heritage, flood, riparian land and aquaculture. It replaces earlier local LEPs and applies to the land shown on its maps (cl 1.3; cl 1.8).\n\nIt affects landowners and developers (who pay for compliance with consent, subdivision and environmental conditions — cl 2.6; cl 4.1; cl 7.3) and gives the Council the role of consent authority (cl 1.6) with discretion under exception and assessment clauses (eg cl 4.6; cl 5.10)."},"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary_failed":{"failed":true,"reason":"A positive credit balance is required for all requests, including BYOK, so fallback providers remain available. Add credits at https://vercel.com/d?to=%2F%5Bteam%5D%2F%7E%2Fai%3Fmodal%3Dtop-up to continue.","source":"analysis-cron"},"kimi_summary":{"_metrics":{"completionTokens":700},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The Plan appears consistent with its original intent as a standard local environmental plan for the Glen Innes Severn area. It covers the expected range of matters for a regional NSW LEP: zoning, subdivision controls, heritage protection, environmental management, and local infrastructure. The amendments tracked (2014-2023) appear to be routine updates rather than scope expansion."},"complexity_factors":["Multiple overlapping zone systems (11 zones with sub-categories)","Extensive cross-referencing to State Environmental Planning Policies and other legislation","Numerous conditional clauses with nested exceptions (e.g., clause 4.6 exceptions to development standards with multiple sub-exceptions)","Heritage provisions with multiple notification requirements and conditional exemptions","Aquaculture provisions with detailed technical requirements in Schedule 6","Multiple maps referenced throughout (Land Zoning Map, Lot Size Map, Dwelling Opportunity Map, Heritage Map, etc.)","Savings and transitional provisions for existing development applications","Detailed definitions required for terms like 'intensive livestock agriculture', 'flood planning area', and 'environmentally sensitive area'"],"plain_english_summary":"This is the **Glen Innes Severn Local Environmental Plan 2012**, a planning rulebook that controls what can be built and done on land in the Glen Innes Severn area of northern New South Wales.\n\n**What it does:**\n\n- **Zones the land** into categories like rural (farming, forestry), residential, employment (shops, factories), mixed use, recreation, and conservation areas. Each zone has rules about what development is allowed, needs approval, or is banned.\n\n- **Controls subdivision** — it sets minimum lot sizes to stop rural land from being chopped up into unusable small blocks, with special rules for boundary adjustments and rural worker housing.\n\n- **Protects heritage** — it lists over 200 heritage items (old buildings, railway stations, bridges) and one heritage conservation area, requiring approval to demolish or alter them.\n\n- **Manages environmental risks** — special rules for flood-prone land, drinking water catchments, riparian (riverbank) areas, and bushfire-prone land.\n\n- **Supports local industries** — includes provisions for intensive livestock farming, aquaculture (fish farming), farm stay tourism, and arts/cultural activities.\n\n- **Protects the local airport** — controls development near Glen Innes Airport to prevent buildings from interfering with flight paths.\n\n- **Sets up fast-track approvals** — identifies \"exempt\" development (no approval needed) and \"complying\" development (fast approval if standards are met), though most of these schedules are currently blank and rely on state-wide rules instead.\n\n**Who it affects:**\n\n- Property owners wanting to build, subdivide, or change land use\n- Farmers and rural businesses\n- Developers\n- The local council (Glen Innes Severn Council), which makes most approval decisions\n\n**Why it matters:**\n\nThis Plan balances economic development with environmental protection in a rural region. It tries to keep farming viable by preventing land fragmentation, protects the area's significant heritage (including State-significant items like the Glen Innes Railway Station and Yarraford Rail Bridge), and manages natural hazards like flooding and bushfire."}},"importantCases":[],"_links":{"self":"/api/acts/glen-innes-severn-local-environmental-plan-2012","history":"/api/acts/glen-innes-severn-local-environmental-plan-2012/history","analysis":"/api/acts/glen-innes-severn-local-environmental-plan-2012/analysis","conflicts":"/api/acts/glen-innes-severn-local-environmental-plan-2012/conflicts","importantCases":"/api/acts/glen-innes-severn-local-environmental-plan-2012/important-cases","documents":"/api/acts/glen-innes-severn-local-environmental-plan-2012/documents"}}