{"id":"nsw:epi-2014-0176","name":"Great Lakes Local Environmental Plan 2014","slug":"great-lakes-local-environmental-plan-2014","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"176 of 2014","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181214,"registerId":"nsw-nsw:epi-2014-0176-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 [Great Lakes Local Environmental Plan 2014](/view/html/inforce/current/epi-2014-0176).","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> > RU2 Rural Landscape\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> > R3 Medium Density Residential\n> > \n> > R4 High Density Residential\n> > \n> > R5 Large Lot Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > E2 Commercial Centre\n> > \n> > E3 Productivity Support\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> > 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> > C2 Environmental Conservation\n> > \n> > C3 Environmental Management\n> > \n> > C4 Environmental Living\n> \n> > Waterway Zones\n> \n> > W1 Natural Waterways\n> > \n> > W2 Recreational Waterways\n> > \n> > W4 Working Waterfront\n> \n> **cl 2.1:** Am 2022 (831), Sch 1.10\\[1\\] \\[2\\]; 2023 (81), Sch 1\\[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 2015 (343), Sch 1 \\[1\\] \\[2\\]; 2016 (480), Sch 1 \\[1\\]; 2017 (493), Sch 1.1 \\[1\\] \\[2\\]; 2018 (488), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2019 (621), Sch 3; 2022 (831), Sch 1.10\\[3\\] (am 2023 (82), Sch 1.5\\[13\\]); 2023 (81), Sch 1\\[2\\]; 2023 (458), Sch 2.34\\[1\\] \\[2\\]; 2024 (42), Sch 1.20\\[1\\].\n\nZone RU2 Rural Landscape\n\nZone RU3 Forestry\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R2 Low Density Residential\n\nZone R3 Medium Density Residential\n\nZone R4 High Density Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E2 Commercial Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone E5 Heavy 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 C2 Environmental Conservation\n\nZone C3 Environmental Management\n\nZone C4 Environmental Living\n\nZone W1 Natural Waterways\n\nZone W2 Recreational Waterways\n\nZone W4 Working Waterfront","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agriculture; Airports; Airstrips; Animal boarding or training establishments; Aquaculture; Backpackers’ accommodation; Bed and breakfast accommodation; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cellar door premises; Cemeteries; Centre-based child care facilities; Charter and tourism boating facilities; Community facilities; Crematoria; Depots; Dual occupancies; Dwelling houses; Eco-tourist facilities; Educational establishments; Environmental facilities; Environmental protection works; Exhibition homes; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Forestry; Hazardous storage establishments; Helipads; Heliports; Home-based child care; Home businesses; Hotel or motel accommodation; Industrial training facilities; Industries; Information and education facilities; Jetties; Kiosks; Landscaping material supplies; Marinas; Mooring pens; Moorings; Neighbourhood shops; Offensive storage establishments; Open cut mining; Places of public worship; Plant nurseries; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (major); Recreation facilities (outdoor); Registered clubs; Respite day care centres; Restaurants or cafes; Roads; Roadside stalls; Rural industries; Rural supplies; Secondary dwellings; Sewerage systems; Signage; Timber yards; Transport depots; Truck depots; Veterinary hospitals; Water recreation structures; Water supply systems; Wharf or boating facilities","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":131},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":135},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":149},{"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/great-lakes-local-environmental-plan-2014) (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 SP2 Infrastructure and marked “Drainage” | Council |\n> > | Zone SP2 Infrastructure and marked “Local road” | Council |\n> > | Zone SP2 Infrastructure and marked “Local road and drainage” | Council |\n> > | Zone SP2 Infrastructure and marked “Sewerage systems” | MidCoast Water |\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 and Infrastructure is required to take action to enable the designation of the acquiring authority under this clause. Pending the designation of the acquiring authority for the land, the acquiring authority is to be the authority determined by order of the Minister for Planning and Infrastructure (see section 21 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022)).\n> \n> **cl 5.1:** Am 2016 (110), cl 5.","sortOrder":150},{"sectionNumber":"Part 6","sectionType":"part","heading":"Urban release areas","content":"# Part 6 Urban release areas\n\nPart 6 Urban release areas","sortOrder":176},{"sectionNumber":"Division 1","sectionType":"division","heading":"General","content":"## Division 1 General\n\nDivision 1 General\n\n**pt 6, div 1, hdg:** Ins 2023 (81), Sch 1\\[4\\].","sortOrder":177},{"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":178},{"sectionNumber":"Division 2","sectionType":"division","heading":"North Tuncurry Urban Release Area","content":"## Division 2 North Tuncurry Urban Release Area\n\nDivision 2 North Tuncurry Urban Release Area\n\n**pt 6, div 2:** Ins 2023 (81), Sch 1\\[5\\].","sortOrder":182},{"sectionNumber":"Part 7","sectionType":"part","heading":"Additional local provisions","content":"# Part 7 Additional local provisions\n\nPart 7 Additional local provisions","sortOrder":189},{"sectionNumber":"7","sectionType":"section","heading":"Acid sulfate soils","content":"#### 7 Acid sulfate soils\n\n7.1 Acid sulfate soils\n\n> > (1) The objective of this clause is to ensure that development does not disturb, expose or drain acid sulfate soils and cause environmental damage.\n> \n> > (2) Development consent is required for the carrying out of works described in the Table to this subclause on land shown on the [Acid Sulfate Soils Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/great-lakes-local-environmental-plan-2014) as being of the class specified for those works.\n> > \n> > | Class of land | Works |\n> > | 1 | Any works. |\n> > | 2 | Works below the natural ground surface.Works by which the watertable is likely to be lowered. |\n> > | 3 | Works more than 1 metre below the natural ground surface.Works by which the watertable is likely to be lowered more than 1 metre below the natural ground surface. |\n> > | 4 | Works more than 2 metres below the natural ground surface.Works by which the watertable is likely to be lowered more than 2 metres below the natural ground surface. |\n> > | 5 | Works within 500 metres of adjacent Class 1, 2, 3 or 4 land that is below 5 metres Australian Height Datum and by which the watertable is likely to be lowered below 1 metre Australian Height Datum on adjacent Class 1, 2, 3 or 4 land. |\n> \n> > (3) Development consent must not be granted under this clause for the carrying out of works unless an acid sulfate soils management plan has been prepared for the proposed works in accordance with the Acid Sulfate Soils Manual and has been provided to the consent authority.\n> \n> > (4) Despite subclause (2), development consent is not required under this clause for the carrying out of works if—\n> > \n> > > (a) a preliminary assessment of the proposed works prepared in accordance with the Acid Sulfate Soils Manual indicates that an acid sulfate soils management plan is not required for the works, and\n> > \n> > > (b) the preliminary assessment has been provided to the consent authority and the consent authority has confirmed the assessment by notice in writing to the person proposing to carry out the works.\n> \n> > (5) Despite subclause (2), development consent is not required under this clause for the carrying out of any of the following works by a public authority (including ancillary work such as excavation, construction of access ways or the supply of power)—\n> > \n> > > (a) emergency work, being the repair or replacement of the works of the public authority, required to be carried out urgently because the works have been damaged, have ceased to function or pose a risk to the environment or to public health and safety,\n> > \n> > > (b) routine maintenance work, being the periodic inspection, cleaning, repair or replacement of the works of the public authority (other than work that involves the disturbance of more than 1 tonne of soil),\n> > \n> > > (c) minor work, being work that costs less than $20,000 (other than drainage work).\n> \n> > (6) Despite subclause (2), development consent is not required under this clause to carry out any works if—\n> > \n> > > (a) the works involve the disturbance of less than 1 tonne of soil, and\n> > \n> > > (b) the works are not likely to lower the watertable.","sortOrder":190},{"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 2017 (621), Sch 1 \\[2\\]; 2022 (271), cl 5; 2022 (831), Sch 1.10\\[14A\\] (ins 2023 (82), Sch 1.5\\[14\\]); 2023 (81), Sch 1\\[6\\].","sortOrder":215},{"sectionNumber":"8","sectionType":"section","heading":"Use of certain land bounded by Beach Road and Booner, Margaret and Mirreen Streets, Hawks Nest","content":"#### 8 Use of certain land bounded by Beach Road and Booner, Margaret and Mirreen Streets, Hawks Nest\n\n8 Use of certain land bounded by Beach Road and Booner, Margaret and Mirreen Streets, Hawks Nest\n\n> > (1) This clause applies to land identified as “8” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/great-lakes-local-environmental-plan-2014).\n> \n> > (2) Development for the purposes of multi dwelling housing is permitted with development consent.","sortOrder":223},{"sectionNumber":"9","sectionType":"section","heading":"Use of certain land at 9844 Pacific Highway, Bulahdelah","content":"#### 9 Use of certain land at 9844 Pacific Highway, Bulahdelah\n\n9 Use of certain land at 9844 Pacific Highway, Bulahdelah\n\n> > (1) This clause applies to part of Lot 100, DP 1139447, 9844 Pacific Highway, Bulahdelah, identified as “9” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/great-lakes-local-environmental-plan-2014).\n> \n> > (2) Subdivision of the land and development for the purposes of a highway service centre is permitted with development consent.\n> \n> > (3) Development consent may only be granted under this clause if a single development application is submitted for the proposed subdivision and proposed land use.","sortOrder":224},{"sectionNumber":"10","sectionType":"section","heading":"Use of certain land in North Tuncurry Urban Release Area","content":"#### 10 Use of certain land in North Tuncurry Urban Release Area\n\n10 Use of certain land in North Tuncurry Urban Release Area\n\n> > (1) This clause applies to land in the North Tuncurry Urban Release Area that is in Zone RE2 Private Recreation.\n> \n> > (2) Development for the purposes of tourist and visitor accommodation is permitted with development consent if the site area of the development is no more than 3,000m2.","sortOrder":225},{"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":226},{"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":227},{"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":230},{"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":231},{"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 2017 (721), Sch 1 \\[1\\]–\\[4\\].","sortOrder":235},{"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":238},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":255}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary":{"complexity_score":8,"scope_assessment":{"changed":true,"description":"This instrument consolidated and replaced earlier local environmental plans for the area (clause 1.8) and, over time, has expanded beyond a simple zoning and development standards instrument. Subsequent additions introduced: precinct/urban release area provisions with detailed infrastructure and affordable housing requirements (Part 6, clauses 6.1–6.10); a broader set of local environmental controls addressing coastal risk, detailed stormwater management, drinking water catchments, riparian corridors and wildlife corridors (Part 7 clauses 7.4–7.11); additional use permissions for specific parcels (Schedule 1); comprehensive heritage listings and conservation areas (Schedule 5); and detailed aquaculture operational rules (clause 5.19 and Schedule 6). The Plan therefore grew from basic zoning and development consent rules to a multi‑layered instrument combining strategic precinct delivery, environmental technical standards and site‑specific permissions and constraints — increasing its scope, administrative complexity and the range of decision‑making criteria compared with the more limited purpose of an initial LEP."},"complexity_factors":["Large number of land‑use zones defined in clause 2.1 (30+ distinct zones and subtypes)","Multiple map layers that determine operative rules (Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Wetlands Map, Watercourse Map, Coastal Risk Planning Map, Heritage Map, Protection of Wildlife Corridors Map, Active Street Frontages Map, Dwelling Density Map, etc.)","Extensive cross‑references to State environmental planning policies and external Acts (frequent cross‑references in clauses 1.9, 3.1, Part 4, Part 7 and schedules)","Many schedules and subparts: Schedule 1 (additional permitted uses), Schedule 2 (exempt development), Schedule 3 (complying development), Schedule 5 (heritage items and areas), Schedule 6 (aquaculture standards) — some schedules contain multiple parts and detailed technical requirements","Numerous conditional and exception pathways to core rules (e.g. exceptions to minimum lot sizes clauses 4.1A–4.1D, clause 4.6 exceptions to development standards) creating nested decision logic","Area‑specific and precinct‑specific rules (Part 6 North Tuncurry Urban Release Area, Seven Mile Beach Development area, Carmona Drive, Winda Woppa, etc.) adding localised bespoke requirements and concurrence obligations","Multiple decision makers and concurrence requirements for specific matters (Council as consent authority; Planning Secretary and Transport for NSW concurrence in Part 6; other State agencies for heritage/Aboriginal matters — clauses 6.8–6.9, 5.10)","Technical assessment requirements across many clauses (acid sulfate soils management plans clause 7.1, flood and groundwater modelling clause 6.8, heritage management documents clause 5.10) increase procedural complexity","Amendments and historical layering: many inserted and amended clauses over years (notes show amendments in 2014–2024), producing overlapping provisions and legacy references","Presence of both prescriptive numeric standards (lot sizes, heights, FSR, floor area limits in clause 5.4) and discretionary standards (consent authority satisfactions and environmental planning grounds) that require qualitative assessment"],"plain_english_summary":"**What this Plan is and does (mechanics)\n\n- This is a local environmental planning instrument that sets the rules for what can be done on land in the Great Lakes area of the Mid‑Coast Council area. It tells you: which parts of land are in which zone (what uses are allowed), what types of development need Council permission (development consent), what low‑impact work can happen without consent (exempt or complying development), and what numeric standards apply (minimum lot sizes, building heights, floor space ratios).\n\n- Key operating features:\n  - Zoning and permitted uses: The Plan creates a set of land‑use zones (for example RU2 Rural Landscape, R1 General Residential, E1 Local Centre, W1 Natural Waterways) and a Land Use Table that says what is allowed without consent, what requires consent, and what is prohibited (clauses 2.1, 2.2, 2.3).\n  - Maps: The Plan relies on a number of maps (Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map, Wetlands Map, Coastal Risk Map and others). Those maps determine applicable zone boundaries and numerical limits (clause 1.7; clause 2.2; various clauses in Part 4 and Part 7).  \n  - Consent authority: The Council is the consent authority (the body that decides development applications) unless the Act provides otherwise (clause 1.6).\n  - Exempt and complying development: Certain low‑impact works are exempt (no development consent needed) if they meet the standards in Schedule 2; other identified works can be carried out as complying development if they meet Schedule 3 criteria (clauses 3.1–3.3).\n  - Principal development standards: rules for subdivision minimum lot sizes, exceptions, dwelling controls, building height limits and floor space ratio limits are set out in Part 4 (clauses 4.1–4.6). There are specific exceptions and flexibility mechanisms for particular circumstances (for example boundary adjustments, ecological protection, community title schemes — clauses 4.1AA, 4.1A–D, 4.1B–C).  \n  - Local environmental protections and controls: The Plan contains a wide set of local provisions governing matters such as stormwater management, riparian corridors and wetlands, coastal risk and sea‑level rise, acid sulfate soils, earthworks, drinking water catchments, bushfire, foreshore development, heritage conservation and wildlife corridors (Part 7, clauses 7.1–7.12 and 7.4–7.11, etc.).  \n  - Special local rules and precincts: The Plan includes area‑specific controls and additional permitted uses (Schedule 1 and Part 6 urban release area rules). For example, the North Tuncurry Urban Release Area has its own minimum lot size, affordable housing and concurrence requirements (clauses 6.5–6.10).\n  - Heritage and public land classification: The Plan lists heritage items and conservation areas (Schedule 5) and allows Council to classify/reclassify public land (Schedule 4; clause 5.2).\n  - Interaction with other laws: The Plan operates alongside State environmental planning policies (SEPPs) and other Acts; some State policies prevail and many clauses cross‑refer to State legislation and guidelines (clause 1.9 and numerous cross‑references throughout).\n\nWho is affected\n\n- Landowners and developers within the mapped Great Lakes area: their ability to subdivide, build, change land use or carry out works depends on the zone, maps and conditions in this Plan (Part 2, Part 4, Part 7).\n- Council (Mid‑Coast): acts as consent authority, enforces Plan rules, prepares or approves associated maps and development control plans, and may register restrictions on title as conditions of consent (clauses 1.6, 6.3, 4.5(9)).\n- Community housing providers and affordable housing proponents: the Plan includes affordable housing requirements in the North Tuncurry release area (clause 6.7).\n- Heritage owners and Aboriginal communities: the Plan requires consent for works affecting listed heritage items, conservation areas and Aboriginal places and requires notification in some cases (clause 5.10).\n- Primary producers, aquaculture and tourism operators: the Plan sets specific controls for agriculture, pond/tank/oyster aquaculture and eco‑tourism (Part 5 clauses 5.13, 5.18, 5.19 and Schedule 6).\n- Public authorities: some authorities are designated to acquire land for public purposes, and the Plan recognises Crown infrastructure and State concurrence processes for particular matters (clause 5.1; Part 6 concurrence clauses 6.8–6.9).\n\nWhy it matters (practical effects, incentives and trade‑offs)\n\n- Predictability and constraint: The Plan converts land‑use strategy into enforceable rules. Zoning and maps constrain what private owners can do without consent, and set standards (minimum lot sizes, heights, FSR). That imposes a compliance cost on owners who want development beyond the permitted envelope (clauses 2.3, 4.1, 4.3, 4.4).\n\n- Local decision power and discretion: The Council is the primary decision maker for development consent. Many clauses require the consent authority to be satisfied about site suitability, environmental impacts or service availability — giving Council discretion but also creating administrative burden and uncertainty for applicants (clauses 1.6, 4.1B(4), 5.12, 6.2, 7.5–7.9).\n\n- Environmental and infrastructure trade‑offs: The Plan embeds detailed environmental protections (wetlands, watercourses, riparian buffers, stormwater, acid sulfate soils, coastal risk). Applicants must demonstrate minimal environmental harm or propose mitigation measures; conversely, where development is allowed, it is subject to conditions and sometimes development‑management obligations (clauses 7.5–7.9, 7.4, 7.1). Those protections raise the cost of development and may reduce the land’s market development potential, while aiming to lower environmental risk and future remediation costs.\n\n- Concentrated benefits, diffuse costs: Specific landholders or developers in designated areas (for example North Tuncurry urban release, Schedule 1 additional permitted sites) can secure permissions or uplift value through targeted clauses (clauses 6.6–6.10; Schedule 1). The compliance and environmental protection obligations are borne by those developers, while neighbouring residents and the broader public bear monitoring and amenity outcomes.\n\n- Flexibility mechanisms and rent‑seeking risk: The Plan contains flexibility devices (exceptions to minimum lot sizes, clause 4.6 allowing contraventions of development standards with written justification). These create space for variable outcomes but also increase lobbying pressure and administrative review costs, and can produce inconsistent outcomes if discretion is exercised unevenly (clauses 4.1A–D, 4.6).\n\n- Implementation and transaction costs: Applicants must consult maps, produce technical assessments (flood, biodiversity, acid sulfate soils, heritage etc.), secure consents and sometimes register restrictions on titles (clauses 4.5(9), 5.1, 5.10, 5.21). Preparing these materials adds cost and delays to development, which is an opportunity cost relative to doing nothing or doing exempt works.\n\n- Limits on private agreements: The Plan can displace private covenants and agreements that restrict development where necessary for the Plan to operate, although the clause preserves certain Crown, conservation and planning agreements (clause 1.9A). That shifts decision‑making power back to statutory planning but preserves existing public‑interest instruments.\n\n- Predictable exceptions for community outcomes: The Plan mandates specific public‑interest contributions in selected cases — for example affordable housing minimums in the North Tuncurry release area and public infrastructure concurrence for subdivisions in urban release areas (clauses 6.7, 6.1). These require developers to provide or fund public benefit as a precondition of subdivision, changing the cost‑benefit for development in those precincts.\n\nImplementation risk and compliance burden to note\n\n- Multiple maps and cross‑references mean applicants must consult many layers and external policies (SEPPs and other Acts) to be sure of requirements (clause 1.9 and throughout).  \n- Several clauses require technical studies (heritage management documents, flood and groundwater modelling, acid sulfate soils management plans) before consent will be granted (clauses 5.10(5), 6.8(5), 7.1(3)). Those studies are time‑consuming and add cost.  \n- The Plan contains discretionary provisions and exception pathways that can produce variable outcomes, which increases uncertainty for applicants and neighbours (clauses 4.6, 4.1B–D).\n\nBottom line — who pays, who decides, what changes\n\n- Who pays: landowners/developers bear the costs of meeting Plan requirements (studies, infrastructure contributions, design standards, mitigation work); Council pays administration and enforcement costs; public authorities may carry costs for public infrastructure they are designated to deliver (clause 5.1).  \n- Who decides: Mid‑Coast Council is the primary decision maker on development applications within the Plan area, with required concurrence from State agencies in particular cases (clause 1.6; clauses 6.8–6.9).  \n- What behaviour changes: Owners must conform to mapped zoning and standards or seek consent; some minor works can proceed without consent if they meet exempt/compliant criteria; developers in special precincts must meet additional obligations (affordable housing, infrastructure arrangements), and many land uses are restricted or prohibited to protect environmental, heritage and community values.\n\nPrimary source clauses cited: zoning and permitted uses (clauses 2.1–2.3), maps and land application (clauses 1.7, 2.2, clause 1.3), consent authority (clause 1.6), exempt/compliant development (clauses 3.1–3.3), subdivision and minimum lot size rules (clauses 4.1–4.1D), building height and FSR (clauses 4.3–4.5), heritage (clause 5.10, Schedule 5), environmental protections (clauses 7.4–7.11), special precincts and urban release rules (Part 6, clauses 6.1–6.10)."},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"While the Plan was originally made in 2014 to comprehensively regulate land use across the Great Lakes local government area, its scope has evolved considerably through more than 50 amendments over 11 years. These amendments have progressively adjusted zoning boundaries, permitted land uses, development standards, and local provisions — reflecting changes in state planning policy, council priorities (including the merger of Great Lakes Council into MidCoast Council in 2016), and community needs. The cumulative effect of these amendments means the current version differs substantially from the original 2014 instrument."},"complexity_factors":["Standard instrument LEP format incorporates extensive NSW state-wide standard provisions, requiring cross-reference to multiple external documents and maps","Highly localised application — rules vary significantly depending on which specific land zone and map sheet applies to a particular parcel of land","Extremely high amendment frequency — over 50 versions in roughly 11 years, meaning the applicable rules at any given past date can be difficult to determine","Relies on a suite of land zoning maps, height maps, floor space ratio maps and other spatial instruments that must be read alongside the written provisions","Interacts with state environmental planning policies (SEPPs) and the overarching Environmental Planning and Assessment Act 1979, creating a layered regulatory framework","Site-specific clauses and local provisions add complexity beyond the standard instrument template","Technical planning and land-use terminology throughout requires specialist knowledge to interpret correctly"],"plain_english_summary":"The Great Lakes Local Environmental Plan 2014 is the rulebook that controls land use and development across the former Great Lakes Council area (Forster, Tuncurry, Bulahdelah, Tea Gardens and surrounds). It affects homeowners, businesses, farmers, developers and investors who own, buy or propose works on land there.\n\nIt assigns zones, sets development standards and protections for sensitive or heritage areas, and determines what needs council approval — so it dictates if and how you can use or develop land. The Plan has been amended many times; check the current version."},"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":689},"content_quality":"ok","complexity_score":8,"scope_assessment":{"changed":true,"description":"The Plan has expanded significantly from its original 2014 form. Major additions include: the North Tuncurry Urban Release Area provisions (Part 6, Division 2) added in 2023 with affordable housing mandates and special flood planning requirements; expanded aquaculture controls; new clauses for farm gate premises and farm stay accommodation; studio dwelling provisions; and ongoing refinements to subdivision exceptions and rural dwelling controls. The amendment history shows 10+ separate amending instruments, indicating substantial evolution beyond the original scope."},"complexity_factors":["Multiple overlapping zone categories (25 distinct zones across rural, residential, employment, mixed use, special purpose, recreation, conservation, and waterway types)","Extensive cross-referencing to external maps (Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map, Wetlands Map, etc.)","Numerous exception clauses and conditional provisions (clauses 4.1A through 4.1D create multiple exceptions to standard subdivision rules)","Nested definitions and defined terms throughout, with a separate Dictionary","Multiple schedules with additional permitted uses, exempt development, complying development, and heritage items","Specific technical requirements for aquaculture, flood planning, acid sulfate soils, and other environmental matters","Heritage provisions with multiple layers of protection (State heritage, local heritage, conservation areas)","Amendment history showing ongoing evolution since 2014 with multiple amendments","Interaction with State Environmental Planning Policies (SEPPs) that may override or supplement this Plan","Detailed procedural requirements including concurrence from various authorities (Planning Secretary, Transport for NSW)"],"plain_english_summary":"This is a **Local Environmental Plan (LEP)** that sets the planning rules for land in the Great Lakes area of New South Wales (now part of the Mid-Coast local government area). Think of it as the rulebook that decides what can be built where.\n\n**What it does:**\n- **Zones land** into categories like Rural Landscape, Residential, Commercial, Industrial, Conservation, and Waterways — each with different rules about what development is allowed\n- **Controls subdivision** — setting minimum lot sizes and when you can split land into smaller parcels\n- **Sets building standards** — including maximum heights and how much floor space buildings can have\n- **Protects the environment** — with special rules for wetlands, waterways, wildlife corridors, flood-prone land, and heritage sites\n- **Manages special uses** — like farm stays, eco-tourism, aquaculture, and intensive agriculture\n\n**Who it affects:**\n- Property owners wanting to develop, subdivide, or change land use\n- Builders and developers\n- The local council (Mid-Coast Council) as the consent authority\n- Anyone living in or near the Great Lakes area including Forster, Tuncurry, Tea Gardens, Hawks Nest, Bulahdelah, and surrounding rural areas\n\n**Why it matters:**\nThe Plan balances economic development with environmental protection. It aims to prevent inappropriate development in sensitive areas (like flood zones, wetlands, and coastal areas), protect agricultural land from fragmentation, preserve heritage, and ensure infrastructure keeps pace with growth. It also includes specific provisions for the North Tuncurry Urban Release Area, requiring affordable housing and special flood planning considerations."}},"importantCases":[],"_links":{"self":"/api/acts/great-lakes-local-environmental-plan-2014","history":"/api/acts/great-lakes-local-environmental-plan-2014/history","analysis":"/api/acts/great-lakes-local-environmental-plan-2014/analysis","conflicts":"/api/acts/great-lakes-local-environmental-plan-2014/conflicts","importantCases":"/api/acts/great-lakes-local-environmental-plan-2014/important-cases","documents":"/api/acts/great-lakes-local-environmental-plan-2014/documents"}}