{"id":"nsw:epi-2011-0507","name":"Gundagai Local Environmental Plan 2011","slug":"gundagai-local-environmental-plan-2011","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"507 of 2011","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181511,"registerId":"nsw-nsw:epi-2011-0507-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 [Gundagai Local Environmental Plan 2011](/view/html/inforce/current/epi-2011-0507).","sortOrder":1},{"sectionNumber":"Part 2","sectionType":"part","heading":"Permitted or prohibited development","content":"# Part 2 Permitted or prohibited development\n\nPart 2 Permitted or prohibited development","sortOrder":13},{"sectionNumber":"2","sectionType":"section","heading":"Land use zones","content":"#### 2 Land use zones\n\n2.1 Land use zones\n\n> The land use zones under this Plan are as follows—\n> \n> > Rural Zones\n> \n> > RU1 Primary Production\n> > \n> > RU3 Forestry\n> > \n> > RU4 Primary Production Small Lots\n> > \n> > RU5 Village\n> \n> > Residential Zones\n> \n> > R1 General Residential\n> > \n> > 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> > Mixed Use Zones\n> \n> > MU1 Mixed Use\n> \n> > Special Purpose Zones\n> \n> > SP1 Special Activities\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> > Waterway Zones\n> \n> > W1 Natural Waterways\n> \n> **cl 2.1:** Am 2022 (832), Sch 1.8\\[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 (703), cl 4 (1) (2); 2016 (168), Sch 1 \\[1\\] \\[2\\]; 2016 (703), cl 5 (2); 2017 (493), Sch 1.1 \\[1\\]; 2018 (488), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2021 (437), Sch 1\\[1\\] \\[2\\]; 2022 (314), Sch 1; 2022 (832), Sch 1.8\\[1A\\] (ins 2023 (82), Sch 1.1\\[13\\]) \\[2\\].\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU4 Primary Production Small Lots\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R3 Medium Density Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E4 General Industrial\n\nZone MU1 Mixed Use\n\nZone SP1 Special Activities\n\nZone SP3 Tourist\n\nZone RE1 Public Recreation\n\nZone RE2 Private Recreation\n\nZone C1 National Parks and Nature Reserves\n\nZone W1 Natural Waterways","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Aquaculture; Dwelling houses; Extractive industries; Farm buildings; Function centres; Intensive livestock agriculture; Local distribution premises; Open cut mining; Roads; Roadside stalls; Any other development not specified in item 2 or 4","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Amusement centres; Attached dwellings; Business premises; Cemeteries; Centre-based child care facilities; Community facilities; Dual occupancies; Eco-tourist facilities; Entertainment facilities; Exhibition homes; Exhibition villages; Hardware and building supplies; Health services facilities; Home occupation (sex services); Industrial retail outlets; Industrial training facilities; Marinas; Mooring pens; Mortuaries; Multi dwelling housing; Office premises; Public administration buildings; Registered clubs; Residential flat buildings; Respite day care centres; Restricted premises; Semi-detached dwellings; Seniors housing; Service stations; Sex services premises; Shop top housing; Specialised retail premises; Storage premises; Timber yards; Vehicle body repair workshops; Vehicle sales or hire premises; Wharf or boating facilities; Wholesale supplies","sortOrder":34},{"sectionNumber":"Part 3","sectionType":"part","heading":"Exempt and complying development","content":"# Part 3 Exempt and complying development\n\nPart 3 Exempt and complying development","sortOrder":95},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":99},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":109},{"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/gundagai-local-environmental-plan-2011) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.","sortOrder":110},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":136},{"sectionNumber":"6","sectionType":"section","heading":"Biodiversity protection","content":"#### 6 Biodiversity protection\n\n6.1 Biodiversity protection\n\n> > (1) The objective of this clause is to maintain terrestrial and aquatic biodiversity, including the following—\n> > \n> > > (a) protecting native fauna and flora,\n> > \n> > > (b) protecting the ecological processes necessary for their continued existence,\n> > \n> > > (c) encouraging the recovery of native fauna and flora and their habitats.\n> \n> > (2) This clause applies to land identified as “sensitive land” on the [Natural Resources Sensitivity Biodiversity Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/gundagai-local-environmental-plan-2011).\n> \n> > (3) Before determining a development application for development on land to which this clause applies, the consent authority must consider any adverse impact of the proposed development on the following—\n> > \n> > > (a) native ecological communities,\n> > \n> > > (b) the habitat of any threatened species, populations or ecological community,\n> > \n> > > (c) regionally significant species of fauna and flora or habitat,\n> > \n> > > (d) habitat elements providing connectivity.\n> \n> > (4) Development consent must not be granted to development on land to which this clause applies unless the consent authority is satisfied that—\n> > \n> > > (a) the development is designed, sited and will be managed to avoid any adverse environmental impact, or\n> > \n> > > (b) if that impact cannot be avoided—the development is designed, sited and will be managed to minimise that impact, or\n> > \n> > > (c) if that impact cannot be minimised—the development will be managed to mitigate that impact.","sortOrder":137},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":"Additional permitted uses","content":"# Schedule 1 Additional permitted uses\n\nSchedule 1 Additional permitted uses\n\n(Clause 2.5)\n\n**sch 1:** Am 2020 (21), cl 4(1).","sortOrder":144},{"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":146},{"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":147},{"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":150},{"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":151},{"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 2021 (437), Sch 1\\[3\\]–\\[21\\].","sortOrder":155},{"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":158},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":160},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":162},{"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":170},{"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":171},{"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":173},{"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":174},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":175}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary_failed":{"failed":true,"reason":"A positive credit balance is required for all requests, including BYOK, so fallback providers remain available. Add credits at https://vercel.com/d?to=%2F%5Bteam%5D%2F%7E%2Fai%3Fmodal%3Dtop-up to continue.","source":"analysis-cron"},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":false,"description":"The instrument remains a local environmental plan whose core purpose is to set zoning, permitted uses, standards and mapped constraints for the Gundagai local area (see cl 1.2). Amendments recorded in the text (insertion of specific permissions, updates to mapping references, added clauses such as suspension of covenants (cl 1.9A) and the music/noise provision (cl 5.20)) are targeted updates and do not materially broaden the Plan beyond its original function of regulating land use and development for Gundagai. Changes are therefore technical and functional rather than a significant expansion of scope beyond standard local environmental planning (see cl 1.1–1.3; cl 1.8; cl 1.9A; Schedule 1; Schedule 5)."},"complexity_factors":["16 zoning categories specified (cl 2.1 and Land Use Table)","Large Land Use Table with multiple permissibility outcomes per zone (cl 2.3 and Part 2)","6 schedules (Schedules 1–6) including detailed lists and site-specific permissions (e.g. Schedule 1, Schedule 5, Schedule 6)","Extensive cross-references to external instruments (around 15–20 Acts, SEPPs and regulations cited across clauses)","Multiple mapped datasets required (Land Zoning Map, Lot Size Map, Heritage Map, Natural Resources Sensitivity maps, Land Reservation Acquisition Map) (cl 1.7; cl 2.2; schedules)","Nested conditional rules and exceptions (e.g. minimum lot size exceptions at cl 4.1(3A), exceptions to development standards at cl 4.6 with excluded categories)","Many subject-specific clauses with their own thresholds and sub-clauses (aquaculture cl 5.19 & Schedule 6; heritage cl 5.10; flood planning cl 5.21; biodiversity cl 6.1)","Several provisions marked 'Not adopted' or repealed, increasing interpretive work for what applies and what is omitted (multiple clauses)","Heritage Schedule lists c.24 heritage items and two conservation areas (Schedule 5 Part 1 and Part 2), requiring site-specific assessment obligations (cl 5.10)"],"plain_english_summary":"**What this plan does (mechanics)**\n\n- Establishes local land-use rules for the Gundagai part of the Cootamundra–Gundagai Regional Council area (name and area: cl 1.1 and cl 1.3).\n- Divides all land in the plan area into zones (16 zone categories are listed) and sets for each zone:\n  - the planning objectives for the zone (what types of outcomes are intended), and\n  - which kinds of development are permitted without consent, permitted only with development consent, or prohibited (Land Use Table, cl 2.3 and Zone entries in Part 2).\n- Requires development consent (a planning approval) for most subdivision and demolition (cl 2.6; cl 2.7) and for many other specified activities unless they are exempt or complying development (Part 3, cl 3.1–3.3).\n- Sets key development standards and exceptions, including minimum lot sizes and limited flexibility to vary standards in particular circumstances (cl 4.1, cl 4.6).\n- Identifies local, state and site-specific controls on matters such as heritage (cl 5.10 and Schedule 5), biodiversity, land and water protection (cl 6.1–6.3), earthworks (cl 6.5), flood planning (cl 5.21), and aquaculture (cl 5.19 and Schedule 6).\n- Contains local schedules and maps that modify or add to the Land Use Table (e.g. Schedule 1 permits health consulting rooms on a particular lot at 236 Punch Street) and lists heritage items and heritage conservation areas (Schedule 5).\n- Makes administrative provisions about consent authority (the Council is the consent authority, subject to the Act) and the availability and status of the maps that define zones and other mapped controls (cl 1.6, cl 1.7).\n- Includes a clause that, to the extent necessary, suspends private covenants or agreements that would prevent development consistent with the Plan (with specified exceptions) (cl 1.9A).\n\n**Who it affects**\n\n- Landowners and prospective developers in the Gundagai plan area: the Plan determines what uses they may lawfully undertake or must seek Council consent for (cl 2.3, cl 2.6).\n- The Council (consent authority) and other decision-makers: they must apply the Plan’s zone objectives, development tables and local clauses when deciding applications (cl 2.3; cl 1.6).\n- Owners of heritage-listed land, land in mapped “sensitive” areas (biodiversity, water, land) and land inside flood planning areas, who face additional assessment or consent requirements (cl 5.10; cl 6.1–6.3; cl 5.21; Schedule 5; Natural Resources Sensitivity maps).\n- Holders of private covenants or similar instruments on land in the plan area, because some covenants can be set aside to allow development consistent with the Plan (cl 1.9A), subject to stated exclusions.\n- Businesses operating licensed premises: the Plan bars refusal of development consent on certain grounds related to playing or performing music where noise can be managed (cl 5.20).\n\n**Why it matters (policy purpose and immediate effects)**\n\n- The Plan’s stated aim is to implement local environmental planning for Gundagai and to promote particular local objectives (e.g. protect agricultural land, conserve heritage, encourage arts and economic activity, ensure ecologically sustainable development) (cl 1.2). Those aims are realised by the zone objectives, permitted uses and development standards that shape what can be built and where.\n- Mechanically, the Plan alters the legal permission set for land in Gundagai: it repeals earlier local instruments for the same land (cl 1.8) and replaces them with this instrument, with maps and schedules that fix permitted uses, standards and mapped constraints (cl 1.8; cl 1.7; cl 2.2).\n\n**How the Plan’s stated purposes map to costs, incentives and trade‑offs**\n\n- Who pays and who decides:\n  - Developers and landowners pay the direct costs of complying with the Plan (application fees, design and assessment work, possible infrastructure upgrades to meet minimum lot-size connectivity requirements—see cl 4.1(3A) about connections to reticulation and sewerage). The Council administers and enforces the Plan and makes the consent decisions (cl 1.6), and may require heritage or environmental management documents (cl 5.10(5)–(6); cl 6.1–6.3).\n- Incentives and behavioural effects:\n  - The zoning and Land Use Table steer investment by permitting some uses by-right and restricting or prohibiting others (cl 2.3; Land Use Table). For example, primary production zones prioritise agriculture and restrict retail or industrial uses; Local Centre and Mixed Use zones encourage commercial and some residential intensification.\n  - Minimum lot sizes and limits on dwelling erection in certain rural zones (cl 4.1, cl 4.2A) discourage ad hoc rural residential subdivision and thereby preserve agricultural lot patterns.\n  - Heritage controls (cl 5.10; Schedule 5) impose additional consenting steps and may require conservation work as a condition of development consent, which affects renovation and reuse costs and the types of development that are feasible.\n  - Temporary use authorisations (cl 2.8) provide a limited facility for short-term uses (up to 182 days) that can be used without permanently changing permitted uses.\n  - The suspension-of-covenants clause (cl 1.9A) reduces the constraint private covenants can impose on development consistent with the Plan, which may lower transaction costs for developers but reduces protections for covenant beneficiaries unless excluded instruments apply.\n- Costs, compliance burden and discretionary power:\n  - The Plan creates administrative burdens: development applications, environmental statements where development is designated, heritage management documents, and site-specific compliance (e.g. biodiversity, water and land protection clauses cl 6.1–6.3; cl 6.5). These impose time and professional costs on applicants.\n  - The Plan gives discretion to the consent authority in several places (for example, in applying zone objectives, assessing exceptions to development standards, cl 4.6, and granting conservation incentives for heritage, cl 5.10(10)). Discretion increases case-by-case assessment costs and creates some regulatory uncertainty for applicants.\n- Trade‑offs and opportunity costs:\n  - Rules that preserve agricultural land and restrict subdivision (cl 4.1, cl 4.2, cl 4.2A) protect productive uses and landscapes but reduce options for rural residential development and the short‑term land-development returns to landowners.\n  - Heritage and biodiversity protections (cl 5.10; cl 6.1–6.3) protect non‑market values but can raise compliance costs and constrain redevelopment options for owners of affected sites.\n- Concentrated benefits and diffuse costs:\n  - Specific local changes (e.g. Schedule 1 permitting health consulting rooms at 236 Punch Street) produce concentrated benefits for particular landowners. In contrast, the compliance and opportunity costs of zone-wide protections are broadly distributed across owners and prospective developers in those zones.\n- Implementation risks and substitution effects:\n  - The Plan relies on accurate mapping (zoning, lot-size, heritage and natural resources sensitivity maps). Errors or map changes can materially change permitted outcomes (cl 1.7; cl 2.2; maps referenced throughout).\n  - Where the Plan tightens controls on one type of development (e.g. limits on rural subdivision) demand and activity may shift to other zones or to developments that are permitted without consent, producing substitution effects.\n\n**Notable specific provisions and operational thresholds (examples)**\n\n- Minimum lot sizes apply to subdivisions as shown on the Lot Size Map; R1 lots may be smaller than the minimum if they are at least 450 m2 and can connect to water and sewer (cl 4.1(3)–(3A)).\n- Temporary uses are allowed for up to 182 days in any 12‑month period, subject to the consent authority being satisfied about restoration and lack of adverse impacts (cl 2.8).\n- Clause suspending covenants (cl 1.9A) applies to private covenants except a specified list of conservation and Crown instruments and does not affect registered public authority rights (cl 1.9A(2)–(3)).\n- The consent authority cannot refuse consent for licensed premises on certain grounds related to music or dancing if noise can be managed to an acceptable level (cl 5.20).\n- The Plan contains detailed aquaculture controls including site exclusions and operational requirements (cl 5.19 and Schedule 6).\n\n**How it interacts with State instruments**\n\n- The Plan is subject to any State environmental planning policy that prevails over it (cl 1.9(1)). It cross‑references numerous State policies, Acts and regulations (heritage, biodiversity, flood guidance, building regulations, SEPPs) so applicants and the consent authority must apply those instruments where relevant.\n\n**Immediate compliance and decision steps for an applicant**\n\n- Check zoning and mapped constraints on the Land Zoning, Lot Size, Heritage and Natural Resources Sensitivity maps (cl 2.2; cl 4.1; cl 5.10; cl 6.1–6.3).\n- Determine whether the project is exempt, complying or requires development consent (Part 3; Schedule 2; Schedule 3).\n- If consent is required, prepare application documents including statements of environmental effects and any heritage or biodiversity management documents required by the consent authority (cl 5.10(5); cl 6.1–6.3).\n- Be aware of special thresholds and local restrictions (e.g. minimum lot sizes, temporary use limits, limits on secondary dwelling sizes in non‑rural zones—cl 5.4(9)).\n\nSources cited within the plan: cl 1.1, cl 1.2, cl 1.3, cl 1.6, cl 1.7, cl 1.8, cl 1.9A, cl 2.1–2.8, cl 2.9, cl 3.1–3.3, cl 4.1, cl 4.6, cl 5.1–5.21, cl 6.1–6.6, Schedule 1, Schedule 5, Schedule 6."},"kimi_summary":{"_metrics":{"completionTokens":635},"content_quality":"ok","complexity_score":6,"scope_assessment":{"changed":false,"description":"The Plan appears consistent with its original intent as a standard local environmental planning instrument. The 2016 amendment added arts and cultural activity as an aim, but this is a modest expansion within the Plan's existing framework. No significant scope creep detected."},"complexity_factors":["17 distinct land use zones with detailed permitted/prohibited use tables","Multiple cross-references to State Environmental Planning Policies and other legislation","Heritage protection provisions with multiple layers of assessment requirements","Flood planning provisions referencing external technical guidelines and manuals","Aquaculture provisions with detailed operational requirements in Schedule 6","Subdivision rules with multiple exceptions and special provisions for rural land","Clause 4.6 allows contravention of development standards in limited circumstances, creating conditional flexibility"],"plain_english_summary":"This is a **Local Environmental Plan (LEP)** for Gundagai, a town in regional New South Wales. It sets the rules for what can be built and how land can be used across the Gundagai area.\n\n**What it does:**\n\n- **Zones the land** into 17 different categories — from farmland (Primary Production, Forestry) to residential areas, industrial zones, tourist areas, and conservation areas. Each zone has its own rules about what development is allowed, requires approval, or is banned.\n\n- **Controls subdivision** — rules about how small blocks of land can be created, with special protections to stop rural land from being fragmented into unusable small lots.\n\n- **Protects heritage** — lists 24 heritage items (including the famous \"Dog on the Tuckerbox\" memorial, historic bridges, and railway stations) and 2 heritage conservation areas. Any changes to these require special approval.\n\n- **Sets development standards** — including rules for home businesses, farm stay accommodation, bed and breakfasts, and neighbourhood shops (with size limits like maximum 5 bedrooms for B&Bs).\n\n- **Protects sensitive environments** — special rules for land near waterways, with biodiversity, soil, and water protection requirements.\n\n- **Manages flood risk** — development in flood-prone areas must be compatible with flood behaviour and not increase risks to neighbours.\n\n- **Allows some development without approval** (exempt development) and fast-tracked approval (complying development), though most significant changes need full development consent.\n\n**Who it affects:**\n\n- Property owners, farmers, and anyone wanting to build or change land use in Gundagai\n- The local council (Cootamundra-Gundagai Regional Council), which makes most approval decisions\n- Developers and businesses looking to invest in the area\n\n**Why it matters:**\n\nThis Plan balances economic development — supporting agriculture, tourism, and local business — with protecting Gundagai's distinctive character, its river setting, heritage, and natural environment. It aims to keep the town's main street (Sheridan Street) vibrant while preventing inappropriate development in flood-prone or environmentally sensitive areas."},"summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The plan has been amended around 50 times since its original commencement in September 2011, strongly suggesting its scope has evolved over time. Common amendments to LEPs include changes to permitted land uses, rezoning of specific parcels, updated development standards, and incorporation of new state-level planning policies. Without access to the full text and amendment histories, the precise nature of scope changes cannot be confirmed, but the volume and frequency of amendments (including some within days of each other) indicates the plan has been substantially modified from its original form."},"complexity_factors":["Planning law is a specialised area requiring knowledge of the Environmental Planning and Assessment Act 1979 and associated standard instrument templates","The plan has been amended approximately 50 times since 2011, creating a complex layered history that makes it difficult to know which version applies to any given situation or past event","LEPs interact with State Environmental Planning Policies (SEPPs) and other instruments, requiring users to cross-reference multiple documents","Zoning maps are integral to understanding the plan but are separate documents requiring specialist interpretation","The standard instrument LEP framework itself is complex, with permitted uses, prohibited uses, and consent-required uses varying by zone","Only version/status metadata was provided — the actual substantive content of the plan (which is where the real complexity lies) was not included in this document"],"plain_english_summary":"The Gundagai Local Environmental Plan 2011 is the legally binding rulebook that governs land use and development in the Gundagai LGA. It affects property owners, developers, businesses, farmers and anyone buying land by setting zoning, what development needs approval, and controls on building form and environmental and heritage protection.\n\nThis record notes the plan’s status and that it’s been amended about 50 times; consult the current full plan for the operative rules and maps."}},"importantCases":[],"_links":{"self":"/api/acts/gundagai-local-environmental-plan-2011","history":"/api/acts/gundagai-local-environmental-plan-2011/history","analysis":"/api/acts/gundagai-local-environmental-plan-2011/analysis","conflicts":"/api/acts/gundagai-local-environmental-plan-2011/conflicts","importantCases":"/api/acts/gundagai-local-environmental-plan-2011/important-cases","documents":"/api/acts/gundagai-local-environmental-plan-2011/documents"}}