{"id":"nsw:epi-2010-0241","name":"Gloucester Local Environmental Plan 2010","slug":"gloucester-local-environmental-plan-2010","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"241 of 2010","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181614,"registerId":"nsw-nsw:epi-2010-0241-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 [Gloucester Local Environmental Plan 2010](/view/html/inforce/current/epi-2010-0241).","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> > > R2 Low Density Residential\n> > \n> > > R3 Medium Density Residential\n> > \n> > > R5 Large Lot Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > E4 General Industrial\n> > \n> > E5 Heavy 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> > > C2 Environmental Conservation\n> > \n> > > C3 Environmental Management\n> \n> **cl 2.1:** Am 2022 (832), Sch 1.6\\[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 2011 (363), Sch 8 \\[2\\]–\\[15\\]; 2011 (397), Sch 1 \\[1\\] \\[2\\]; 2013 (381), Sch 1 \\[1\\]–\\[11\\]; 2017 (133), Sch 1 \\[1\\]; 2017 No 22, Sch 2.15; 2017 (493), Sch 1.1 \\[1\\]; 2017 (726), Sch 2.2; 2019 (137), Sch 6 \\[1\\]; 2019 (621), Sch 3; 2022 (314), Sch 1; 2022 (832), Sch 1.6\\[2\\] (am 2023 (82), Sch 1.1\\[11\\]); 2023 (458), Sch 2.33\\[1\\] \\[2\\].\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU5 Village\n\nZone R2 Low Density Residential\n\nZone R3 Medium Density Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E4 General Industrial\n\nZone E5 Heavy 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 C2 Environmental Conservation\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> Agricultural produce industries; Agriculture; Airports; Airstrips; Animal boarding or training establishments; Aquaculture; Backpackers’ accommodation; Bed and breakfast accommodation; Boat launching ramps; Camping grounds; Caravan parks; Cellar door premises; Cemeteries; Community facilities; Dual occupancies; Dwelling houses; Eco-tourist facilities; Educational establishments; Emergency services facilities; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Function centres; Home businesses; Home industries; Intensive livestock agriculture; Intensive plant agriculture; Kiosks; Open cut mining; Recreation areas; Recreation facilities (outdoor); Restaurants or cafes; Roadside stalls; Rural industries; Veterinary hospitals; Waste or resource transfer stations","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":99},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":103},{"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/gloucester-local-environmental-plan-2010) (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.\n> > \n> > Note.\n> > \n> > If land, other than land specified in the Table to subclause (2), is required to be acquired under the owner-initiated acquisition provisions, the Minister for Planning is required to take action to enable the designation of the acquiring authority under this clause. Pending the designation of the acquiring authority for that land, the acquiring authority is to be the authority determined by order of the Minister for Planning (see section 21 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022)).","sortOrder":115},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":141},{"sectionNumber":"6","sectionType":"section","heading":null,"content":"#### 6\n\n6.1 (Repealed)","sortOrder":142},{"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)","sortOrder":149},{"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 2011 (363), Sch 8 \\[24\\]; 2022 (832), Sch 1.6\\[8\\]–\\[11\\].","sortOrder":152},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Advertising structures","content":"#### sch.2-sec Advertising structures\n\nAdvertising structures\n\n> > (1) Must not cover mechanical ventilation inlet or outlet vents.\n> \n> > (2) Advertising panels (building identification signs or business identification signs) must comply with the following—\n> > \n> > > (a) maximum area—1m2,\n> > \n> > > (b) only 1 per property,\n> > \n> > > (c) must be secure and stable.\n> \n> > (3) An A-frame sign on private land used in conjunction with an existing premises for which consent has been granted on land that is in Zone E1 or MU1, must comply with the following—\n> > \n> > > (a) only 1 per property,\n> > \n> > > (b) must not involve any live or recorded entertainment including music, broadcast programs, flashing lights or the like,\n> > \n> > > (c) area must immediately adjoin the premises and not obstruct access to the premises or to any adjacent premises,\n> > \n> > > (d) maximum display area (on each side)—500mm2,\n> > \n> > > (e) must be secure and stable,\n> > \n> > > (f) must not involve construction work,\n> > \n> > > (g) must be temporary and must be removed at the close of business.\n> \n> > (4) Fascia sign must comply with the following—\n> > \n> > > (a) must be attached to an existing fascia and fixed flush with the fascia,\n> > \n> > > (b) must not extend above or below the fascia or return end of the awning,\n> > \n> > > (c) must not be illuminated,\n> > \n> > > (d) only 1 per property.\n> \n> > (5) Flush wall sign must comply with the following—\n> > \n> > > (a) maximum area—1m2,\n> > \n> > > (b) must be securely fixed to an existing wall,\n> > \n> > > (c) maximum height—2.5m above ground level (existing),\n> > \n> > > (d) must not be illuminated,\n> > \n> > > (e) only 1 per property in Zone RU5 Village,\n> > \n> > > (f) maximum of 2 per property in all other zones,\n> > \n> > > (g) must contain only a reference to identify the subject premises or a description of the subject premises, activities or professional affiliations of the occupation conducted in the building to which the sign is attached.\n> \n> > (6) Pole or pylon sign must comply with the following—\n> > \n> > > (a) maximum height—6m,\n> > \n> > > (b) maximum area of advertising panel (per side)—2.5m2,\n> > \n> > > (c) only 1 per property,\n> > \n> > > (d) may only be in Zone E4 or E5,\n> > \n> > > (e) must be built in accordance with engineer’s certification for the structure and footings.\n> \n> > (7) Real estate sign must comply with the following—\n> > \n> > > (a) maximum area (per side)—\n> > > \n> > > > (i) single dwelling house—2.5m2, or\n> > > \n> > > > (ii) multi dwelling development of less than 10 dwelling houses—5m2, or\n> > > \n> > > > (iii) multi dwelling development of 10 or more dwelling houses—10m2, or\n> > > \n> > > > (iv) commercial building—5m2, or\n> > > \n> > > > (v) rural property—10m2, or\n> > > \n> > > > (vi) subdivision of less than 20 lots—10m2, or\n> > > \n> > > > (vii) subdivision of 20 lots or more—15m2,\n> > \n> > > (b) must not be erected until development approval for the building or subdivision has been granted,\n> > \n> > > (c) maximum return—200mm,\n> > \n> > > (d) must contain only a notice that the building or site to which it is fixed is for sale or for let,\n> > \n> > > (e) maximum of 1 sign for each property or subdivision stage,\n> > \n> > > (f) must not be illuminated,\n> > \n> > > (g) must be removed within 14 days of the sale or letting of the property or in the case of subdivisions, when 90% of lots are sold, or within 5 years, whichever occurs first,\n> > \n> > > (h) maximum height—3m,\n> > \n> > > (i) only 1 directional sign with a maximum area of 1m2 is allowed in Zone RU1 Primary Production to direct people to the site or for auction or inspection purposes,\n> > \n> > > (j) must not interfere with sight distances for vehicles approaching intersections.\n> \n> > (8) Temporary sign (including a sign announcing an authorised local event for religious, educational, cultural, political, social or recreational purposes) must comply with the following—\n> > \n> > > (a) maximum height—3m,\n> > \n> > > (b) sign must not be higher than building on which it is mounted,\n> > \n> > > (c) maximum area—3m2,\n> > \n> > > (d) must not be illuminated,\n> > \n> > > (e) any sponsor’s names or logos must be less prominent than the message,\n> > \n> > > (f) must not be displayed earlier than 28 days before an event,\n> > \n> > > (g) must not be displayed later than 14 days after an event.\n> \n> > (9) Top hamper sign (including a sign attached to the transom of a doorway or display window of a building) must comply with the following—\n> > \n> > > (a) must be fixed flush to the wall,\n> > \n> > > (b) must be securely fixed,\n> > \n> > > (c) must not extend below the head of the doorway or window to which it is attached,\n> > \n> > > (d) must not extend more than 200mm beyond any building alignment,\n> > \n> > > (e) must not be illuminated.\n> \n> > (10) Under awning sign must comply with the following—\n> > \n> > > (a) may only be located in Zone E1 or MU1,\n> > \n> > > (b) must not be less than 2.6m from the ground or footpath to the underside of the sign,\n> > \n> > > (c) maximum length—2.5m,\n> > \n> > > (d) only 1 per property,\n> > \n> > > (e) must be securely fixed to awning,\n> > \n> > > (f) must not project beyond the awning,\n> > \n> > > (g) must be erected horizontal to the ground,\n> > \n> > > (h) must be located more than 3m from another under awning sign.\n> \n> > (11) Window sign (including a sign displayed on a shop window) must comply with the following—\n> > \n> > > (a) may only be located in Zone E1, E4, E5 or MU1,\n> > \n> > > (b) must not cover more than 75% of shop window,\n> > \n> > > (c) must not be illuminated,\n> > \n> > > (d) must be located on ground level facade,\n> > \n> > > (e) only 1 per shop window.","sortOrder":153},{"sectionNumber":"sch.2-sec-oc.2","sectionType":"section","heading":"Change use of buildings from industry to light industry","content":"#### sch.2-sec-oc.2 Change use of buildings from industry to light industry\n\nChange use of buildings from industry to light industry\n\n> > (1) Previous use must have been a lawful use.\n> \n> > (2) New use must not cause the contravention of any existing condition of the most recent development consent that applies to the premises relating to approved area and hours of operation.\n> \n> > (3) New use must be a permissible use in the zone.\n> \n> > (4) New use must not exceed 500m2 in total floor area.\n> \n> > (5) Building must have rear service access or access to off-street loading facilities.\n> \n> > (6) Curtilage of the building must not be used for storage or display purposes.\n> \n> > (7) New use must be consistent with any condition of development consent of the existing use relating to the following—\n> > \n> > > (a) the maintenance of landscaping,\n> > \n> > > (b) the parking of vehicles,\n> > \n> > > (c) the provision of space for the loading or unloading of goods or vehicles.\n> \n> > (8) New use must not result in any premises being used for potentially hazardous industry or offensive industries.","sortOrder":154},{"sectionNumber":"sch.2-sec-oc.3","sectionType":"section","heading":"Solid fuel heaters","content":"#### sch.2-sec-oc.3 Solid fuel heaters\n\nSolid fuel heaters\n\n> > Must only be installed in residential dwellings.","sortOrder":155},{"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.\n\n**sch 3:** Am 2011 (363), Sch 8 \\[25\\].\n\n**Maps:** Am 2011 (397), cl 4; 2013 (381), cl 4; 2019 (375), cl 4. Entries discontinued from July 2021 when responsibility for map updates moved to Department of Planning, Industry and Environment.","sortOrder":156},{"sectionNumber":"sch.3-sec","sectionType":"section","heading":"Industrial buildings (other than light industrial buildings)—minor additions and ancillary structures","content":"#### sch.3-sec Industrial buildings (other than light industrial buildings)—minor additions and ancillary structures\n\nIndustrial buildings (other than light industrial buildings)—minor additions and ancillary structures\n\n> > (1) The total floor area of the building on the site involved must not be more than 2,000m2.\n> \n> > (2) Additional floor area created must not exceed 50m2 and must not be used for manufacturing, industrial or like activity.\n> \n> > (3) Additional external areas must not be occupied for the purpose of storage or manufacturing or any like activity.\n> \n> > (4) Must not involve a change of building use.\n> \n> > (5) Must comply with any existing development consent conditions.\n> \n> > (6) Setbacks must comply with the following—\n> > \n> > > (a) each part of the structure must have a front setback of not less than 10m,\n> > \n> > > (b) each part of the structure must have side and rear setbacks of not less than 3m.\n> \n> > (7) Building height and materials must comply with the following—\n> > \n> > > (a) the height of any walls must not be more than 7.5m, not including a parapet,\n> > \n> > > (b) parapets may extend a maximum of 1.2m above the intersection of the wall and the roof,\n> > \n> > > (c) roof pitch must not be more than 20,\n> > \n> > > (d) the site must not be cut or filled greater than 500mm,\n> > \n> > > (e) cladding and materials used in construction must be new, must have low reflective properties and must be factory pre-coloured,\n> > \n> > > (f) security fencing must not be greater than 3m in height.\n> \n> > (8) Drainage must comply with the following—\n> > \n> > > (a) all roof and surface water must be drained to the street and discharged to the consent authority’s nearest stormwater drainage system in accordance with an engineer’s design,\n> > \n> > > (b) the drainage system must be designed for a 10-year return period, with excess flows designed to flow overland to the street.\n> \n> > (9) Garbage and storage areas must be on site and behind the building line of the property.\n> \n> > (10) A landscaping strip of at least 3m (if reticulated sewer is provided) or 6m (if there is no sewer) to each street frontage must be planted and maintained with canopy trees and shrubs with a maximum width of 7m for the driveway.\n> \n> > (11) Must not change existing arrangements for access, parking spaces, loading and waste disposal.\n> \n> > (12) Stormwater must be disposed of by way of—\n> > \n> > > (a) a registered stormwater easement, or\n> > \n> > > (b) an inter-allotment stormwater pit located within the property boundary, or\n> > \n> > > (c) a pipe that connects to the kerb and gutter.","sortOrder":158},{"sectionNumber":"sch.3-sec-oc.2","sectionType":"section","heading":"General conditions","content":"#### sch.3-sec-oc.2 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)","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)","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":168},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":170},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":172},{"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":180},{"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":181},{"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":183},{"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":184},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":185}],"analysis":{"summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The plan has been amended more than 50 times since its original commencement in June 2010, strongly indicating that its scope, zone boundaries, permitted land uses, and development standards have evolved substantially from the original intent. This level of amendment activity in a 15-year period is well above average for a local environmental plan of this size, suggesting ongoing and significant adjustments to what is permitted across the Gloucester area."},"complexity_factors":["Over 50 separate amendments since 2010, creating a layered and evolving document that requires careful version tracking","Standard instrument LEP format incorporates by reference numerous state-level planning policies and definitions not visible in this document alone","Land use zones and development standards interact with each other in ways that require cross-referencing multiple parts of the plan","Requires interpretation alongside the Environmental Planning and Assessment Act 1979, a complex parent statute","Only status/metadata is visible in the provided text — the substantive rules, zone maps, and schedules are not shown, meaning real-world application requires accessing the full document","Gloucester has since been amalgamated into MidCoast Council, potentially creating additional complexity around which plan applies and when","Frequent amendments mean determining which rules applied at any given point in time (important for legal disputes or historical development approvals) requires careful date-matching"],"plain_english_summary":"The Gloucester Local Environmental Plan 2010 is the legally binding zoning and development rulebook for the Gloucester LGA — it dictates what land can be used for, what must get council approval, building standards, and protections for heritage, flood-prone and environmentally sensitive areas. It affects landowners, builders, farmers and businesses. The plan has been amended over 50 times; the latest update was September 2025, so always check the current version."},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":false,"description":"The instrument remains a local environmental plan for Gloucester: its core scope — zoning land, controlling development (what’s permitted, consent requirements, and local standards), and protecting heritage and environmental values — is consistent with the Plan’s original stated aims (cl 1.2). Over time the Plan has been updated with additional topic clauses (flood guidance, eco-tourism criteria, aquaculture requirements), site-specific permissions (Schedule 1) and procedural additions (e.g. community-title minimums, boundary‑adjustment rules). Those are incremental extensions and modernisations to address specific local issues and state policy changes, rather than a material expansion beyond the Plan’s original land‑use and local planning remit."},"complexity_factors":["Multiple zoning categories (15 named zones in cl 2.1) with a detailed Land Use Table specifying permitted-without-consent, permitted-with-consent and prohibited uses for each zone (cl 2.3 and Land Use Table).","Extensive cross-references to external instruments and guidance: numerous SEPPs, Acts, and technical guidelines (clauses 1.9, 1.7, 5.21 and throughout).","Numerous conditional rules and exceptions: e.g. exceptions to standards (cl 4.6) with prohibitions inside that clause, special subdivision rules (cl 4.1, 4.1AA, 4.1A, 4.2, 4.2A, 4.2B), and local exceptions (Schedules 1–6).","Schedules and maps forming operative parts of the Plan: Schedule 1 (site-specific permitted uses), Schedule 2 (exempt development), Schedule 3 (complying development), Schedule 5 (~64 heritage items plus conservation area), Schedule 6 (aquaculture requirements), and multiple maps (Lot Size Map, Height Map, FSR Map, Heritage Map, ANEF Map).","Heritage and environment provisions requiring process steps (notification, heritage management documents, conservation management plans) and agency input (cl 5.10(4)–(9)).","Technical standards and measurement rules: floor space ratio/site area calculation rules (cl 4.5), detailed complying/exempt design limits (Schedules 2–3), and specific operational thresholds (e.g. intensive livestock thresholds in cl 5.18).","Amendment history and non-adopted items: several clauses show inserted, substituted or repealed items (multiple amending notations), which increases interpretive complexity for practitioners.","Mixed layers of discretionary and prescriptive controls (e.g. strict minima for lot size vs. discretionary boundary adjustments or exceptions), creating nested decision-making steps."],"plain_english_summary":"**What this Plan does (mechanics first)\n\n- This is the local environmental plan that governs land use and development rules for the Gloucester local government area. It applies to the land shown on the Land Application and Land Zoning Maps (cl 1.3, cl 2.2).\n- The Council is the primary consent authority for development decisions under the Plan (cl 1.6).\n- The Plan sets zoning categories (e.g. RU1 Primary Production, R2 Low Density Residential, E4 General Industrial, C2 Environmental Conservation, etc.) and a Land Use Table that lists for each zone what is: permitted without consent, permitted with consent, or prohibited (cl 2.1, cl 2.3 and the Land Use Table).\n- It supplies planning controls: minimum subdivision lot sizes (cl 4.1), special minimums for community title schemes (cl 4.1AA), boundary-adjustment rules (cl 4.1A), rural subdivision and dwelling rules (cl 4.2, 4.2A), strata subdivision limits (cl 4.2B), building height limits (cl 4.3), floor space ratio limits and calculation rules (cl 4.4–4.5), and an exceptions procedure for development standards (cl 4.6).\n- The Plan identifies exempt and complying development (small-scale work that may not need full development consent) and sets the conditions for those categories (Part 3, cl 3.1–3.3; Schedules 2 and 3).\n- It contains local, topic-specific provisions: demolition rules (cl 2.7), temporary uses and events (cl 2.8; cl 6.5), prohibition of canal estate development (cl 2.9), suspension of private covenants where needed to give effect to the Plan (with specified exceptions) (cl 1.9A), and rules for development near zone boundaries (cl 5.3).\n- The Plan requires special assessment or conditions for particular matters: heritage items/heritage conservation areas (cl 5.10; Schedule 5 lists heritage items and areas), flood risk and flood planning (cl 5.21), bush fire hazard reduction (cl 5.11), eco‑tourism facilities (cl 5.13), intensive livestock thresholds (cl 5.18), aquaculture design and siting (cl 5.19 and Schedule 6), and limits on refusing licensed premises because of music/noise where manageable (cl 5.20).\n- The Plan manages public land classification and potential acquisition authorities (cl 5.1–5.2 and Schedule 4) and contains site-specific additional permitted uses (Schedule 1).\n- Maps and schedules are formal parts of the Plan and are to be made publicly available; the Plan also defers to State Environmental Planning Policies (SEPPs) where they prevail (cl 1.7, cl 1.9).\n- The Plan commences on publication on the NSW legislation website and contains a savings provision for any development applications lodged before commencement (cl 1.1AA; cl 1.8A).\n\nWhat the Plan says it aims to achieve (stated purposes)\n\n- Clause 1.2 lists the Plan’s aims: protect and promote arts/culture, manage local resources, protect rural lands and heritage, manage development to benefit the community, apply principles of ecologically sustainable development and biodiversity protection, encourage a housing mix, and provide a secure future for agriculture.\n\nTesting those purpose‑claims against the Plan’s mechanics (what the rules actually do)\n\n- Conservation, biodiversity and heritage: The Plan embeds protective mechanisms — zones (C2, C3), heritage consent triggers and heritage assessment requirements, exclusions for exempt/compliant development in environmentally sensitive areas (cl 3.3; cl 5.10; Schedule 5). Mechanism: additional consent requirements, heritage management documents and notification to heritage/Aboriginal bodies (cl 5.10(4)–(9)). Cost/implementation risk: increased application preparation time and consultant reports for developers and property owners; Council workload for heritage assessments and notifications.\n\n- Agricultural protection and large‑lot living: Minimum lot sizes, controls on rural subdivision, restrictions on dwellings in rural and conservation zones (cl 4.1; cl 4.2; cl 4.2A), and limits on strata subdivisions (cl 4.2B) constrain fragmentation and new residential entitlements. Incentives/costs: protects existing agricultural holdings (benefit concentrated to farming landholders and community conserving rural character) but limits small‑lot development opportunities (cost to landowners seeking to subdivide or monetise land).\n\n- Housing diversity and town character: Zones R2/R3 and mixed‑use zones allow a range of housing types (Land Use Table). Floor space and height controls shape scale (cl 4.3–4.5). Trade‑offs: allows medium density where zoned while preserving low density character elsewhere; developers face standard limits (height, FSR) that constrain building scale and may raise per‑unit costs on small sites.\n\n- Economic development and industry: Specific industrial zones and an Industrial Release Area contain rules linking subdivision to road funding arrangements (cl 6.3) and permit a wide range of industrial uses where zoned. Mechanism: zoning plus conditional subdivision controls; concentrated benefits accrue to applicants in those zones but may impose infrastructure obligations.\n\n- Events, tourism and local uses: The Plan permits temporary events on public land (cl 6.5) and adds site‑specific tourist accommodation permissions (Schedule 1). These are direct mechanisms that benefit event organisers and particular landowners (concentrated benefits), while imposing limited temporal nuisance management needs on neighbours.\n\n- Flood, bushfire and airport noise safety: The Plan requires flood and bushfire risk to be considered in decisions (cl 5.21; cl 5.11) and sets airport noise assessment obligations for land near Gloucester Airport (cl 6.2). Mechanism: consent refusal or conditions unless safety/attenuation is demonstrated; cost: developers must prepare risk mitigation measures and technical reports.\n\nWho pays, who decides, and what behaviour changes\n\n- Who decides: the Council is the consent authority (cl 1.6), subject to State policy overrides (cl 1.9). Some State bodies are named acquisition authorities for reserved public land (cl 5.1(2)).\n- Who pays: Applicants/developers pay for compliance (applications, reports, heritage or environmental assessments, construction to standards). Landowners may bear limits on subdivision and use value. Local ratepayers/Council may incur administration and infrastructure costs (classification/reclassification of public land, management of community land).\n- Behaviour changes required: Applicants must lodge development applications or seeking complying/exempt pathways where available; avoid canal estate development (cl 2.9); comply with lot size, height and FSR caps; prepare heritage/flood/bushfire evidence where relevant; and, in some cases, enter covenants or provide infrastructure contributions (e.g. industrial release area, cl 6.3).\n\nImplementation and compliance risks, and opportunity costs\n\n- Implementation risks: map accuracy and timely updates, cross‑agency coordination for heritage, flood and aquaculture matters, and record‑keeping of exceptions to standards (cl 4.6 requires the consent authority to keep an assessment record). Many provisions rely on external guidelines or SEPPs (cl 1.9; cl 5.21), which requires alignment and can cause procedural complexity.\n- Compliance burden: several clauses require technical reports (heritage, flood, bushfire, aquaculture), and the exceptions process (cl 4.6) demands documented planning grounds. Small operators may face higher relative compliance costs.\n- Opportunity costs: restrictions on subdivision and building scale preserve rural/heritage character but reduce potential for denser housing development that could increase housing supply in some areas.\n\nConcentrated benefits, potential for capture or rent effects\n\n- The Plan contains site‑specific permissions (Schedule 1) that benefit named landowners. Zoning and additional permitted uses concentrate benefits on land inside favourable zones while imposing broader restrictions on other owners.\n- The Plan gives Council discretion (consent authority) to approve exceptions to standards (cl 4.6) and to require heritage management plans (cl 5.10). Discretion concentrates decision power locally, which creates an administrative rent or capture risk if not transparently applied; the Plan requires record keeping for these decisions (cl 4.6(4)).\n\nKey practical takeaways for affected people\n\n- If you own or want to develop land in Gloucester, check the maps (zoning, lot size, height, FSR, heritage, flood, airport noise) first — these determine what is allowed without consent, what needs consent, and what is prohibited (cl 1.3; cl 2.2; cl 4.1–4.5; Schedule 5).\n- Small, low‑impact works may be exempt or eligible as complying development but still must meet the Schedule 2/3 conditions; environmentally sensitive areas are excluded from exempt/compliant paths (cl 3.1–3.3, Schedule 2–3).\n- Proposals affecting heritage, flood‑prone land, bushfire prone land, aquaculture or airport noise will commonly require additional technical work and are subject to stricter assessment (cl 5.10; cl 5.21; cl 5.11; cl 5.19; cl 6.2).\n- The Council has discretion to approve departures from some development standards (cl 4.6), but subdivisions in many rural and conservation zones are tightly constrained and cannot be piecemeal reduced below minimums except in narrow circumstances (cl 4.6(6); cl 4.1A).\n\nPrimary legal references used in the Plan: the Plan’s own clauses and Maps, and multiple cross‑references to State Acts and SEPPs (for definitions, policies and exclusions) (see cl 1.7–1.9 and numerous clauses above)."},"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"},"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"provider":"moonshot","completionTokens":2109},"content_quality":"ok","complexity_score":6,"scope_assessment":{"changed":false,"description":"The Plan remains focused on its original purpose as a local environmental planning instrument for the Gloucester local government area. While it has been amended over time to update specific provisions (such as adding controls for eco-tourism, farm stay accommodation, and modern aquaculture standards), these changes reflect evolving planning practices within the same geographic and functional scope rather than a significant expansion beyond the original intent of managing land use, development, and environmental protection in Gloucester."},"complexity_factors":["15 distinct land use zones, each with specific objectives and permitted/prohibited use tables","Extensive cross-referencing to State Environmental Planning Policies (SEPPs) and other legislation (e.g., National Parks and Wildlife Act, Fisheries Management Act)","Multiple conditional logic layers (e.g., development permitted 'with consent' subject to additional clauses like flood planning, heritage controls, or intensive agriculture buffers)","Six schedules containing detailed technical specifications (advertising structures, exempt development standards, aquaculture operational requirements, heritage inventory)","Map-based controls requiring reference to external maps (Land Zoning, Lot Size, Height of Buildings, Floor Space Ratio, Heritage) for application","Specific exceptions to general rules (e.g., clause 4.6 allows contravention of development standards in limited circumstances; clause 2.5 allows additional permitted uses for specific sites)","Nested definitions and thresholds (e.g., different floor area limits for secondary dwellings in rural vs non-rural zones; varying capacity thresholds for intensive livestock)"],"plain_english_summary":"This is the main planning rulebook for land use and development in Gloucester, New South Wales. It tells landowners, developers, and the local Council what can be built where, and under what conditions.\n\n**What it does:**\n- **Divides land into zones**: The Plan splits Gloucester into 15 zones (such as Primary Production, Low Density Residential, Local Centre, and Environmental Conservation). Each zone has its own rules about what activities are allowed—for example, factories are allowed in industrial zones but generally not in residential zones.\n- **Controls development**: For each zone, it lists three categories:\n  - **Permitted without consent**: Minor works (like home occupations or roads in some zones) that don't need Council approval.\n  - **Permitted with consent**: Development that needs Council approval, such as dwelling houses, shops, or farms.\n  - **Prohibited**: Uses that are not allowed, such as canal estate developments (artificial waterways with housing).\n- **Sets development standards**: It specifies minimum lot sizes for subdivision, maximum building heights, and floor space ratios (how much building area you can have relative to your land size).\n- **Fast-track approvals**: It identifies \"exempt development\" (no approval needed) and \"complying development\" (approval via a private certifier rather than Council) for straightforward projects that meet specific standards.\n- **Protects heritage**: It lists heritage items (like the Majestic Theatre, old churches, and the Mountain Maid Gold Mine) and requires Council approval to alter or demolish them.\n- **Protects the environment**: It includes special rules for sensitive areas, including controls for intensive livestock farms, aquaculture (fish farming), eco-tourism facilities, and flood-prone land.\n\n**Who it affects:**\n- Property owners in Gloucester wanting to build, subdivide, or change land use.\n- Developers proposing housing estates, industrial sites, or tourism facilities.\n- Gloucester City Council (the consent authority that approves most development).\n- State agencies responsible for roads, national parks, and heritage.\n\n**Why it matters:**\nThe Plan balances economic development (supporting agriculture, industry, and tourism) with environmental protection (conserving biodiversity, managing water resources, and protecting rural land from inappropriate subdivision). It aims to maintain Gloucester's rural character while allowing the town to grow sustainably."}},"importantCases":[],"_links":{"self":"/api/acts/gloucester-local-environmental-plan-2010","history":"/api/acts/gloucester-local-environmental-plan-2010/history","analysis":"/api/acts/gloucester-local-environmental-plan-2010/analysis","conflicts":"/api/acts/gloucester-local-environmental-plan-2010/conflicts","importantCases":"/api/acts/gloucester-local-environmental-plan-2010/important-cases","documents":"/api/acts/gloucester-local-environmental-plan-2010/documents"}}