{"id":"nsw:epi-2012-0522","name":"Greater Hume Local Environmental Plan 2012","slug":"greater-hume-local-environmental-plan-2012","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"522 of 2012","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181364,"registerId":"nsw-nsw:epi-2012-0522-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 [Greater Hume Local Environmental Plan 2012](/view/html/inforce/current/epi-2012-0522).","sortOrder":1},{"sectionNumber":"Part 2","sectionType":"part","heading":"Permitted or prohibited development","content":"# Part 2 Permitted or prohibited development\n\nPart 2 Permitted or prohibited development","sortOrder":13},{"sectionNumber":"2","sectionType":"section","heading":"Land use zones","content":"#### 2 Land use zones\n\n2.1 Land use zones\n\n> The land use zones under this Plan are as follows—\n> \n> > Rural Zones\n> \n> > RU1 Primary Production\n> > \n> > RU3 Forestry\n> > \n> > RU4 Primary Production Small Lots\n> > \n> > RU5 Village\n> \n> > Residential Zones\n> \n> > R2 Low Density Residential\n> > \n> > R5 Large Lot Residential\n> \n> > Employment Zones\n> \n> > E4 General Industrial\n> \n> > Special Purpose Zones\n> \n> > SP2 Infrastructure\n> > \n> > SP3 Tourist\n> \n> > Recreation Zones\n> \n> > RE2 Private Recreation\n> \n> > Conservation Zones\n> \n> > C1 National Parks and Nature Reserves\n> > \n> > C2 Environmental Conservation\n> \n> > Waterway Zones\n> \n> > W1 Natural Waterways\n> > \n> > W2 Recreational Waterways\n> \n> **cl 2.1:** Am 2021 (426), Sch 1\\[1\\]; 2022 (829), Sch 1.9\\[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 2013 (711), Sch 1 \\[1\\] \\[2\\]; 2017 (493), Sch 1.1 \\[1\\] \\[2\\]; 2019 (137), Sch 6 \\[1\\]; 2021 (426), Sch 1\\[2\\]; 2022 (314), Sch 1; 2022 (829), Sch 1.9\\[2\\]; 2023 (458), Sch 2.35.\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU4 Primary Production Small Lots\n\nZone RU5 Village\n\nZone R2 Low Density Residential\n\nZone R5 Large Lot Residential\n\nZone E4 General Industrial\n\nZone SP2 Infrastructure\n\nZone SP3 Tourist\n\nZone RE2 Private Recreation\n\nZone C1 National Parks and Nature Reserves\n\nZone C2 Environmental Conservation\n\nZone W1 Natural Waterways\n\nZone W2 Recreational Waterways","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agritourism; Air transport facilities; Airstrips; Animal boarding or training establishments; Aquaculture; Bed and breakfast accommodation; Boat building and repair facilities; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cellar door premises; Cemeteries; Charter and tourism boating facilities; Correctional centres; Crematoria; Depots; Dual occupancies; Dwelling houses; Environmental facilities; Extractive industries; Farm stay accommodation; Flood mitigation works; Freight transport facilities; Function centres; Heavy industrial storage establishments; Helipads; Highway service centres; Home-based child care; Home businesses; Home occupations (sex services); Hotel or motel accommodation; Industrial training facilities; Industries; Information and education facilities; Intensive livestock agriculture; Jetties; Marinas; Mooring pens; Moorings; Open cut mining; Passenger transport facilities; Recreation areas; Recreation facilities (major); Recreation facilities (outdoor); Roadside stalls; Rural industries; Rural workers’ dwellings; Signage; 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":87},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":91},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":103},{"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/greater-hume-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> > Note.\n> > \n> > When this Plan was made it did not include Zone RE1 Public Recreation.\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":104},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":130},{"sectionNumber":"6","sectionType":"section","heading":"Earthworks","content":"#### 6 Earthworks\n\n6.1 Earthworks\n\n> > (1) The objective of this clause is to ensure that earthworks for which development consent is required will not have a detrimental impact on environmental functions and processes, neighbouring uses, cultural or heritage items or features of the surrounding land.\n> \n> > (2) Development consent is required for earthworks unless—\n> > \n> > > (a) the earthworks are exempt development under this Plan or another applicable environmental planning instrument, or\n> > \n> > > (b) the earthworks are ancillary to development that is permitted without consent under this Plan or to development for which development consent has been given.\n> \n> > (3) Before granting development consent for earthworks (or for development involving ancillary earthworks), the consent authority must consider the following matters—\n> > \n> > > (a) the likely disruption of, or any detrimental effect on, drainage patterns and soil stability in the locality of the development,\n> > \n> > > (b) the effect of the development on the likely future use or redevelopment of the land,\n> > \n> > > (c) the quality of the fill or the soil to be excavated, or both,\n> > \n> > > (d) the effect of the development on the existing and likely amenity of adjoining properties,\n> > \n> > > (e) the source of any fill material and the destination of any excavated material,\n> > \n> > > (f) the likelihood of disturbing relics,\n> > \n> > > (g) the proximity to, and potential for adverse impacts on, any waterway, drinking water catchment or environmentally sensitive area,\n> > \n> > > (h) any appropriate measures proposed to avoid, minimise or mitigate the impacts of the development.\n> \n> Note.\n> \n> The [National Parks and Wildlife Act 1974](/view/html/inforce/current/act-1974-080), particularly section 86, deals with harming Aboriginal objects.","sortOrder":131},{"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":142},{"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":144},{"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":145},{"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":148},{"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 2020 (53), cl 4(1) (2); 2024 (26), Sch 1\\[1\\].","sortOrder":149},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Environmental heritage","content":"# Schedule 5 Environmental heritage\n\nSchedule 5 Environmental heritage\n\n(Clause 5.10)","sortOrder":153},{"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":157},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":159},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":161},{"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":169},{"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":170},{"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":172},{"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":173},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":174}],"analysis":{"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The plan has been amended around 46 times since its commencement in October 2012, strongly indicating that its scope, permitted uses, zone boundaries, and development standards have evolved materially from the original instrument. This is typical of LEPs in active local government areas responding to community growth, state policy changes, and development pressures over more than a decade."},"complexity_factors":["Standard instrument LEP format incorporates large volumes of zoning maps, land use tables, and development standards not visible in this excerpt but forming the core operative content","Approximately 46 amendments over 13 years mean rules have changed frequently — determining which version applied at a given time requires careful historical analysis","Operates under the Environmental Planning and Assessment Act 1979, a complex parent statute with its own layered rules and definitions","Multiple land use zones with different permitted, permissible, and prohibited uses create a complex matrix of rules","Interaction with other planning instruments (State Environmental Planning Policies, regional plans) that can override or modify its provisions","Heritage, biodiversity, flood risk, and bushfire overlays add additional layers of assessment requirements","Rural and peri-urban context involves specialised agricultural, environmental, and infrastructure considerations","Schedules, maps, and dictionary definitions are all operative parts of the plan, requiring cross-referencing to understand any single provision"],"plain_english_summary":"The Greater Hume Local Environmental Plan 2012 is the zoning rulebook for Greater Hume Shire that determines what can be built or done on any parcel of land across towns like Holbrook and Jindera. It affects landowners, developers, farmers, businesses and council planners by setting permitted uses, development controls (heights, lot sizes, heritage, flood/biodiversity constraints) and consent requirements.  \n\nIt matters because any building, subdivision or land-use change must comply or risk refusal, fines or remediation; check the current (amended) version before acting."},"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"},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"Yes. Since the Plan’s original adoption it has accumulated a series of targeted additions and localised rules that expand and specify its reach beyond a generic local zoning instrument. Examples: the suspension‑of‑covenants provision (cl 1.9A, added 2019) alters private contractual enforceability in defined circumstances; more detailed exceptions to minimum lot sizes and new split‑zone subdivision rules (cls 4.1B, 4.2AA; cl 4.1B inserted 2025) change how subdivision can be achieved; site‑specific development control plan requirements for Jindera (cls 6.8–6.9, inserted 2024–2025) and parcel‑specific additional permitted uses (Schedule 1) create parcel‑level regulatory outcomes; and new or substituted local controls for farm stay/farm gate premises and music/noise standards (cls 5.24–5.25; cl 5.20) add sectoral policy detail. Collectively these amendments increase the Plan’s regulatory specificity, add new procedural requirements for particular localities and industries, and therefore broaden its practical scope compared with the original, more general local environmental planning purpose (see cls 1.2, 1.9A, 4.1B, 6.9, Schedule 1)."},"complexity_factors":["Extensive cross‑referencing to State Acts and SEPPs (multiple provisions reference other instruments, e.g. cl 1.9, cls 5.12, 5.19)","Numerous zones and a detailed Land Use Table with many permitted, consent and prohibited items (Part 2 and the Land Use Table)","Many site‑specific maps and plans referenced (Land Zoning Map, Lot Size Map, Terrestrial Biodiversity Map, Riparian Lands and Watercourses Map, Wetlands Map, Heritage Map)","Multiple schedules with long lists (Schedule 5 lists many heritage items and archaeological sites)","Conditional and nested consent tests (e.g. biodiversity clauses 6.2–6.5 require consideration of multiple sequential tests)","Exceptions to rules and carved‑out exemptions (e.g. exemptions for certain environmental areas from complying/exempt development, exceptions in subdivision clauses 4.1B, 4.2AA)","Frequent amendments and inserted clauses over time (amendment notes across many clauses add versioning complexity)","Sector‑specific operational rules (aquaculture Schedule 6, intensive livestock thresholds in cl 5.18)","Localised bespoke controls (Jindera DCP requirements in cls 6.8–6.9, Schedule 1 additional permitted uses)","Clauses that delegate broad discretion to the consent authority (many \"must be satisfied\" or \"may require\" formulations)"],"plain_english_summary":"**What this Plan does (mechanically)**\n\n- Establishes the local environmental planning rules that apply to land in the Greater Hume area (the Plan) and identifies the maps and schedules that form part of it (cls 1.1, 1.3, 1.7). \n- Divides the Plan area into standard planning zones (rural, residential, industrial, conservation, waterways, special purpose and recreation zones) and sets for each zone the objectives, what development is permitted without consent, what development requires consent, and what is prohibited (cls 2.1–2.3 and the Land Use Table). \n- Controls subdivision, demolition and temporary uses (including a 52‑day limit for temporary uses unless otherwise provided) and imposes minimum lot sizes for subdivisions shown on the Lot Size Map (cls 2.6, 2.7, 2.8, 4.1 and related clauses). \n- Implements exempt and complying development rules (development types that do not need a full development consent or that can be approved under a complying development certificate) and excludes certain environmentally sensitive areas from using those streamlined pathways (Part 3, cls 3.1–3.3). \n- Imposes development standards and a process for seeking exceptions to standards where justified; it records limits to when those exceptions can be used (cl 4.6). \n- Sets local environmental controls and standards for particular activities and features: heritage conservation (heritage items and archaeological sites listed in Schedule 5; cls 5.10–5.11), terrestrial biodiversity, riparian land and wetlands (cls 6.2–6.4), riverfront and riverbed development on the Murray River and Billabong Creek (cls 6.5–6.6), aquaculture (pond/tank and oyster rules and minimum locational/operational requirements in cl 5.19 and Schedule 6), intensive livestock agriculture thresholds and location constraints (cl 5.18), flood planning (cl 5.21), and local controls for earthworks and essential services (cls 6.1, 6.7). \n- Contains several site‑specific or local provisions: additional permitted uses for particular lots (Schedule 1), classification/reclassification of specified public land (Schedule 4), and land in Jindera subject to mandatory preparation of development control plans before certain development or subdivision (cls 6.8–6.9). \n- Includes a power to suspend private covenants or agreements to the extent necessary to enable development under this Plan (cl 1.9A), subject to enumerated exceptions (e.g. Crown land instruments, certain conservation agreements, planning agreements). \n\n**Who it affects**\n\n- Landowners and developers in the Greater Hume area: they must follow the zoning, lot size, heritage, biodiversity, riparian and flood rules when proposing development or subdivision (multiple clauses, notably Part 2, Part 4, Parts 5–6). \n- Greater Hume Council: acts as the consent authority in most cases and enforces the Plan (cl 1.6). \n- State agencies and service providers: several provisions set processes or note State environmental planning policies prevail where they apply, and some land reservations identify State acquisition authorities (cls 1.9, 5.1, 5.12). \n- Neighbouring landowners and the public: rules on environmentally sensitive areas, heritage, flood risk and required public access in riverfront areas impact how neighbouring properties can be developed and what public access is preserved (cls 5.10, 5.21, 6.5). \n\n**Why it matters (practical consequences and decision mechanics)**\n\n- The Plan determines what you can build, where and how — by zoning land and listing permitted, permitted‑with‑consent and prohibited uses (cls 2.1–2.3, Land Use Table). \n- The Council decides most applications and must apply the Plan’s objectives and specific tests (for example, biodiversity, riparian, wetlands, flood and heritage tests) before granting consent (cls 2.3, 6.2–6.5, 5.10, 5.21). \n- Property owners bear compliance costs: preparing statements of environmental effects, heritage or biodiversity assessments, development control plans for certain sites (cls 3.1, 5.10(5)–(6), cls 6.8–6.9). \n- Some changes to land use are streamlined (exempt or complying development) but only where the development and site meet detailed tests — and environmentally sensitive areas are excluded from those streamlined pathways (cls 3.1–3.3). \n- The Plan creates specific constraints and allowances that shift incentives: minimum lot sizes, limits on farm stay/farm gate scale, industrial retail caps, aquaculture siting and operational rules, and music‑related standards for licensed premises (cls 4.1, cl 5.4, cl 5.19, cl 5.20). These affect how landholders structure investments and what uses they prioritise. \n\n**Policy objectives stated in the Plan (claimed purpose) and practical trade‑offs**\n\n- The Plan states aims including protecting agriculture, natural assets and heritage, encouraging sustainable economic growth and arts/culture, and allowing town growth (cl 1.2). Those aims are implemented by zoning and by conservation‑oriented clauses (Part 6; cls 5.10, 6.2–6.5). \n- Trade‑offs and costs: protecting biodiversity, heritage and river corridors reduces the privately realisable development area and increases approval costs and timing risk for developers (cls 6.2–6.6, Schedule 5). The Plan offsets some costs by enabling particular tourism/agriculture‑supportive uses (e.g. farm stay/farm gate subject to conditions) but caps their scale (cls 5.24–5.25, cl 5.4). \n- Administrative discretion and implementation risk: many clauses require the consent authority to be \"satisfied\" about matters or to \"consider\" particular impacts (e.g. cl 6.2(3)–(4), cl 5.21(2)–(3)). That gives Council judgement to accept or refuse proposals and creates both case‑by‑case flexibility and uncertainty for applicants. \n\n**Market effects and incentives (light market‑liberal lens)**\n\n- Competition & private enterprise: the Plan restricts certain commercial developments in residential and conservation zones and limits retail floorspace for certain rural or industrial businesses (cl 5.4(4), Land Use Table entries). That preserves existing land uses but can raise costs for businesses seeking to operate at scales above the stated caps. \n- Prices & productivity: minimum lot sizes, restrictions on subdivision, and heritage/environmental overlays tend to limit building density and therefore can constrain housing supply and development opportunities in parts of the area (cl 4.1, cl 4.2A, cl 4.2). \n- Property rights & contracts: clause 1.9A can suspend some private covenants when they conflict with development permitted by the Plan, which alters the enforceability of certain private agreements (subject to enumerated exceptions). \n- Speech & culture: the Plan prohibits refusing consent on the basis of the genre or live/amplified nature of music for licensed premises so long as noise can be managed to an acceptable level (cl 5.20). This narrows one avenue for objection to hospitality/music uses. \n\n**Concentrated benefits, diffuse costs, and rent‑seeking risk (mechanism, not accusation)**\n\n- Concentrated benefits: owners of parcels specifically listed for additional permitted uses or sites subject to reclassification (Schedules 1 and 4; cls 6.8–6.9) may receive clear, parcel‑specific regulatory advantages. \n- Diffuse costs: surrounding landholders and ratepayers may bear increased monitoring/enforcement costs, or reduced development value, from heritage and environmental protections (Part 6, Schedule 5). \n- Implementation burden: developers face the costs of specialist studies (heritage management documents, biodiversity and flood assessments) and possible development control plans for certain localities (cls 5.10(5)–(6), cls 6.8–6.9). \n\n**Who pays, who decides, what behaviour changes (concise)**\n\n- Who pays: landowners and developers pay for compliance (studies, design changes, infrastructure contributions); State or Council may pay for map publication, land acquisition where required (cls 1.7, 5.1). \n- Who decides: Greater Hume Council is the primary consent authority, with State policies prevailing where specified (cl 1.6, cl 1.9). \n- Behaviour changes: landholders will avoid or limit development in mapped biodiversity, riparian, wetland and riverfront zones; developers will size projects to meet local floor‑area caps and minimum lot sizes; hospitality operators gain some protection for music/performance uses but must show noise can be managed (cls 6.2–6.5, cl 5.4, cl 4.1, cl 5.20)."},"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"provider":"moonshot","completionTokens":2502},"content_quality":"ok","complexity_score":6,"scope_assessment":{"changed":false,"description":"The legislation remains focused on its original purpose of making local environmental planning provisions for the Greater Hume area. While it has been amended over time (as evidenced by amendment notes and inserted clauses), the content stays within the scope of land use zoning, development control, heritage protection, and environmental management as outlined in the original aims clause (clause 1.2). There is no evidence of significant scope creep into unrelated policy areas such as criminal law, taxation, or corporate regulation."},"complexity_factors":["13 distinct land use zones (e.g., RU1 Primary Production, R2 Low Density Residential, C2 Environmental Conservation) each with specific objectives and permitted use tables","Extensive Land Use Table categorising development as permitted without consent, permitted with consent, or prohibited for each zone","Multiple overlapping subdivision control clauses (clauses 4.1, 4.1AA, 4.1A, 4.1B, 4.2, 4.2AA, 4.2A) with exceptions for community title, strata schemes, split zones, and rural production","6 Schedules including: Additional permitted uses (Schedule 1), Exempt/Complying development standards (Schedules 2–3), Public land classification (Schedule 4), and a detailed heritage inventory (Schedule 5) listing approximately 170 specific heritage items and archaeological sites","Nested exception logic, such as clause 1.9A suspending restrictive covenants which itself contains 7 categories of excluded instruments (e.g., conservation agreements, planning agreements)","Frequent cross-references to external legislation including multiple State Environmental Planning Policies (SEPPs), the Fisheries Management Act 1994, National Parks and Wildlife Act 1974, and Crown Land Management Act 2016","Conditional development standards requiring sequential assessment (avoid → minimise → mitigate) for environmentally sensitive areas (clauses 6.2–6.4)","Specific site-based provisions for Jindera requiring Development Control Plans (clauses 6.8–6.9) and detailed aquaculture operational requirements (Schedule 6)"],"plain_english_summary":"This is the rulebook that controls what you can build and do on land in Greater Hume, a local government area in southern New South Wales (covering towns like Holbrook, Henty, Culcairn, and Jindera).\n\n**What it does:**\n*   **Zones the land:** It divides the area into 13 categories (zones) such as Primary Production (farmland), Low Density Residential (housing), and Environmental Conservation. Each zone has its own objectives—for example, protecting agricultural land or encouraging tourism.\n*   **Controls development:** For each zone, the Plan lists what activities are allowed without council approval (exempt), what needs a permit (development consent), and what is banned (prohibited). For instance, building a house usually needs consent, while farm buildings in rural areas may not.\n*   **Sets standards:** It includes rules about minimum lot sizes for subdividing land, protections for heritage buildings (like the Culcairn Railway Station or Henty Hotel), and safeguards for the environment (such as wetlands, the Murray River, and biodiversity corridors).\n*   **Fast-track options:** It outlines certain minor developments that don’t need approval (exempt development) and others that can be approved quickly by a certifier rather than the council (complying development).\n*   **Special local rules:** It contains specific protections for river front areas along the Murray River and Billabong Creek, and specific planning requirements for developing land in Jindera.\n\n**Who it affects:**\nLandowners, farmers, businesses, developers, and the Greater Hume Shire Council (which acts as the consent authority assessing applications).\n\n**Why it matters:**\nIt determines whether you can subdivide your farm, build a shed, open a tourist facility, or renovate a heritage building. It balances economic growth with protecting farmland, natural assets, and local character."}},"importantCases":[],"_links":{"self":"/api/acts/greater-hume-local-environmental-plan-2012","history":"/api/acts/greater-hume-local-environmental-plan-2012/history","analysis":"/api/acts/greater-hume-local-environmental-plan-2012/analysis","conflicts":"/api/acts/greater-hume-local-environmental-plan-2012/conflicts","importantCases":"/api/acts/greater-hume-local-environmental-plan-2012/important-cases","documents":"/api/acts/greater-hume-local-environmental-plan-2012/documents"}}