{"id":"nsw:epi-2012-0304","name":"Gunnedah Local Environmental Plan 2012","slug":"gunnedah-local-environmental-plan-2012","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"304 of 2012","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181349,"registerId":"nsw-nsw:epi-2012-0304-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 [Gunnedah Local Environmental Plan 2012](/view/html/inforce/current/epi-2012-0304).","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> > RU6 Transition\n> \n> > Residential Zones\n> \n> > R2 Low Density Residential\n> > \n> > R3 Medium Density Residential\n> > \n> > R5 Large Lot Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > 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> > SP1 Special Activities\n> > \n> > SP2 Infrastructure\n> \n> > Recreation Zones\n> \n> > RE1 Public Recreation\n> > \n> > RE2 Private Recreation\n> \n> > Conservation Zones\n> \n> > C1 National Parks and Nature Reserves\n> > \n> > C3 Environmental Management\n> \n> **cl 2.1:** Am 2021 (739), Sch 1\\[1\\]; 2022 (831), Sch 1.12\\[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 2012 No 95, Sch 2.13; 2016 (168), Sch 1 \\[2\\]; 2017 (493), Sch 1.1 \\[1\\] \\[2\\]; 2021 (739), Sch 1\\[2\\]–\\[4\\]; 2022 (314), Sch 1; 2022 (831), Sch 1.12\\[1A\\] (ins 2023 (82), Sch 1.5\\[20\\]) \\[2\\]; 2023 (458), Sch 2.38.\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU4 Primary Production Small Lots\n\nZone RU5 Village\n\nZone RU6 Transition\n\nZone R2 Low Density Residential\n\nZone R3 Medium Density Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone E5 Heavy Industrial\n\nZone MU1 Mixed Use\n\nZone SP1 Special Activities\n\nZone SP2 Infrastructure\n\nZone RE1 Public Recreation\n\nZone RE2 Private Recreation\n\nZone C1 National Parks and Nature Reserves\n\nZone C3 Environmental Management","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Aquaculture; Bed and breakfast accommodation; Cellar door premises; Dwelling houses; Dual occupancies (attached); Extractive industries; Farm buildings; Farm stay accommodation; Home industries; Intensive livestock agriculture; Open cut mining; Roadside stalls; Rural workers’ dwellings; 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> Advertising structures; Amusement centres; Car parks; Caravan parks; Centre-based child care facilities; Commercial premises; Community facilities; Crematoria; Depots; Educational establishments; Entertainment facilities; Exhibition homes; Exhibition villages; Freight transport facilities; Health services facilities; Heavy industrial storage establishments; Highway service centres; Home occupations (sex services); Industrial retail outlets; Industrial training facilities; Industries; Local distribution premises; Mortuaries; Passenger transport facilities; Places of public worship; Public administration buildings; Registered clubs; Residential accommodation; Respite day care centres; Restricted premises; Service stations; Sex services premises; Storage premises; Tourist and visitor accommodation; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Warehouse or distribution centres; 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":107},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":111},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":122},{"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/gunnedah-local-environmental-plan-2012) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.","sortOrder":123},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":149},{"sectionNumber":"6","sectionType":"section","heading":null,"content":"#### 6\n\n6.1 (Repealed)","sortOrder":150},{"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 2021 (500), cl 4(1); 2022 (624), cl 5; 2025 (248), Sch 1.","sortOrder":158},{"sectionNumber":"Schedule 2","sectionType":"schedule","heading":"Exempt development","content":"# Schedule 2 Exempt development\n\nSchedule 2 Exempt development\n\n(Clause 3.1)\n\nNote 1.\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies exempt development under that Policy. The Policy has State-wide application. This Schedule contains additional exempt development not specified in that Policy.\n\nNote 2.\n\nExempt development may be carried out without the need for development consent under the Act. Such development is not exempt from any approval, licence, permit or authority that is required under any other Act and adjoining owners’ property rights and the common law still apply.\n\n**sch 2:** Am 2022 (831), Sch 1.12\\[7\\]–\\[10\\]; 2023 (609), Sch 1.12\\[2\\].","sortOrder":162},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Dams (Zone RU1 Primary Production)","content":"#### sch.2-sec Dams (Zone RU1 Primary Production)\n\nDams (Zone RU1 Primary Production)\n\n> > (1) Embankment fill batter grades must not be steeper than 1:2.5 (vertical:horizontal).\n> \n> > (2) Minimum distance from property boundary at closest point—10m.\n> \n> > (3) Minimum fill embankment crest width—3m.\n> \n> > (4) Minimum height difference between the embankment crest level and the spillway level—1m.\n> \n> > (5) Minimum fill embankment height—3m (measured from ground level (existing) immediately down slope of the embankment to the top of the embankment crest level).\n> \n> > (6) No trees must be removed or damaged during the construction of the dam.\n> \n> > (7) Maximum water storage capacity—3 megalitres.","sortOrder":163},{"sectionNumber":"sch.2-sec-oc.2","sectionType":"section","heading":"Signage","content":"#### sch.2-sec-oc.2 Signage\n\nSignage\n\n> > (1) Must not cover mechanical ventilation inlet or outlet vents.\n> \n> > (2) A-frame signs on private land used in conjunction with an existing premises for which consent has been granted on land that is in Zone E1, must comply with the following—\n> > \n> > > (a) Only 1 per property.\n> > \n> > > (b) Must not involve any live or recorded entertainment including music, broadcast programs, flashing lights or the like.\n> > \n> > > (c) Must immediately adjoin the premises and not obstruct access to the premises or to any adjacent premises.\n> > \n> > > (d) Maximum display area (on each side)—0.5m2.\n> > \n> > > (e) Must be secure and stable.\n> > \n> > > (f) Must not involve construction work.\n> > \n> > > (g) Must be temporary and must be removed at the close of business.\n> \n> > (3) Business identification signs and building identification signs must comply with the following—\n> > \n> > > (a) Maximum area—1m2.\n> > \n> > > (b) Only 1 per property.\n> > \n> > > (c) Must be secure and stable.\n> \n> > (4) Change of message on existing sign must comply with the following—\n> > \n> > > (a) Message must have been previously consented to by the consent authority or erected as exempt development.\n> > \n> > > (b) Must not change signage illumination.\n> > \n> > > (c) New message must comply with any content requirements of any existing consent.\n> > \n> > > (d) Must not change dimensions of sign.\n> \n> > (5) Fascia signs must comply with the following—\n> > \n> > > (a) Must be attached to an existing fascia and fixed flush with the fascia.\n> > \n> > > (b) Must not extend above or below the fascia or return end of the awning.\n> > \n> > > (c) Must not be illuminated.\n> > \n> > > (d) Only 1 per property.\n> \n> > (6) Flush wall signs must comply with the following—\n> > \n> > > (a) Maximum area—2.5m2.\n> > \n> > > (b) Must be securely fixed to an existing wall.\n> > \n> > > (c) Maximum height—3.5m above ground level (existing).\n> > \n> > > (d) Must not be illuminated.\n> > \n> > > (e) Only 1 per property in Zone R2 Low Density Residential and Zone RU5 Village.\n> > \n> > > (f) Maximum of 2 per property in all other zones.\n> > \n> > > (g) Must contain only a reference to identify the subject premises or a description of the subject premises, activities or professional affiliations of the business conducted in the building to which the sign is attached.\n> \n> > (7) Pole or pylon signs must comply with the following—\n> > \n> > > (a) Maximum height—6m.\n> > \n> > > (b) Maximum area of advertising panel (per side)—2.5m2.\n> > \n> > > (c) Only 1 per property.\n> > \n> > > (d) May only be located on land in Zone E4 or E5.\n> > \n> > > (e) Must be built in accordance with engineers’ certification for the structure and footings.\n> > \n> > > (f) Must be located clear of any sewer main or stormwater main by a minimum distance of 1 metre from the main centreline or the equivalent invert depth of the main, whichever is the greater.\n> > \n> > > (g) Must not encroach onto any registered easement.\n> \n> > (8) Real estate signs must comply with the following—\n> > \n> > > (a) Maximum area (per side)—\n> > > \n> > > > (i) single dwelling house—2.5m2,\n> > > \n> > > > (ii) multi-dwelling housing of less than 10 dwelling houses—5m2,\n> > > \n> > > > (iii) multi-dwelling housing of 10 or more dwelling houses—10m2,\n> > > \n> > > > (iv) commercial building—5m2,\n> > > \n> > > > (v) property on land in a rural zone—10m2,\n> > > \n> > > > (vi) subdivision of less than 20 lots—10m2,\n> > > \n> > > > (vii) subdivision of 20 lots or more—15m2.\n> > \n> > > (b) Must not be erected until development approval for the building or subdivision has been granted.\n> > \n> > > (c) Maximum return—0.2m.\n> > \n> > > (d) Must contain only a notice that the building or site to which it is fixed is for sale or for let.\n> > \n> > > (e) Maximum of 1 sign for each property or subdivision stage.\n> > \n> > > (f) Must not be illuminated.\n> > \n> > > (g) Must be removed within 14 days of the property being sold or in the case of subdivisions, when 90% of lots are sold, or within 5 years, whichever occurs first.\n> > \n> > > (h) Maximum height—8m.\n> > \n> > > (i) Only 1 directional sign with a maximum area of 1m2 is allowed in Zone RU1 Primary Production to direct people to the site or for auction or inspection purposes.\n> > \n> > > (j) Must not interfere with sight distances for vehicles approaching intersections.\n> \n> > (9) Temporary signs (including a sign announcing an authorised local event for religious, educational, cultural or recreational purposes) for private persons must comply with the following—\n> > \n> > > (a) Maximum height—3m.\n> > \n> > > (b) Sign must not be higher than building it is mounted on.\n> > \n> > > (c) Maximum area—3m2.\n> > \n> > > (d) Must not be illuminated.\n> > \n> > > (e) Any sponsor’s names or logos must be less prominent than the message.\n> > \n> > > (f) Must not be displayed earlier than 28 days before an event.\n> > \n> > > (g) Must not be displayed later than 14 days after an event.\n> \n> > (10) Top hamper signs (including a sign attached to the transom of a doorway or display window of a building) must comply with the following—\n> > \n> > > (a) Must be fixed flush to the wall.\n> > \n> > > (b) Must be securely fixed.\n> > \n> > > (c) Must not extend below the head of the doorway or window to which it is attached.\n> > \n> > > (d) Must not extend more than 0.2m beyond any building alignment.\n> > \n> > > (e) Must not be illuminated.\n> \n> > (11) Under awning signs must comply with the following—\n> > \n> > > (a) May only be located in Zone E1.\n> > \n> > > (b) Must not be less than 2.6m from the ground or footpath to the underside of the sign.\n> > \n> > > (c) Maximum length—2.5m.\n> > \n> > > (d) Only 1 per property.\n> > \n> > > (e) Must be securely fixed to awning.\n> > \n> > > (f) Must not project beyond the awning.\n> > \n> > > (g) Must be erected horizontally to the ground.\n> > \n> > > (h) Must be located more than 3m from another under awning sign.\n> \n> > (12) Window signs (including a sign displayed on a shop window) must comply with the following—\n> > \n> > > (a) May only be located in Zone E1, E4 or E5.\n> > \n> > > (b) Must not cover more than 75% of shop window.\n> > \n> > > (c) Must not be illuminated.\n> > \n> > > (d) Must be located on the ground level facade.\n> > \n> > > (e) Only 1 per shop window.\n> \n> > (13) Must not be affixed to a heritage item.\n> \n> > (14) Must not be on land within the flood planning area, within the meaning of clause 5.21.","sortOrder":164},{"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":165},{"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":168},{"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 2017 (322), cl 5 (1).","sortOrder":169},{"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| Locality | Item name | Address | Property description | Significance | Item no |\n| Carroll | Frogmore Woolshed | 6587 Oxley Highway | Lot 3, DP 228675 | Local | I017 |\n| Curlewis | Pullaming | 344 Masmans Road | Lot 1, DP 805410 | Local | I018 |\n| Gunnedah | Courthouse | 32–40 Abbott Street | Lot 701, DP 94137 (Pt Res 83881 for Public Buildings) | Local | I003 |\n| Gunnedah | Original Methodist Church (brick building) | 44–48 Abbott Street | Lot B, DP 449912 | Local | I007 |\n| Gunnedah | Meggitt Ltd Flour Mill (formerly Brunton’s Flour Mill) | 3 Barber Street | Lots 1 and 2, DP 1071991; Adjoining land opposite Railway Avenue | Local | I015 |\n| Gunnedah | Carinya House | 113 Barber Street | Lot 22, DP 603996 | Local | I002 |\n| Gunnedah | Christ Church Anglican Church | 117 Barber Street | Lot 6, Section 49, DP 758492 | Local | I001 |\n| Gunnedah | House | 129 Barber Street | Lot 6, DP 1101059 | Local | I006 |\n| Gunnedah | House | 136 Barber Street | Lot 7, DP 663184 | Local | I023 |\n| Gunnedah | Convent of Mercy (brick buildings) | 151–189 Bloomfield Street | Lots 1 and 2, DP 1071991 | Local | I010 |\n| Gunnedah | Public clock and clock tower | 144–152 Conadilly Street | Lot 1, DP 1019843 | Local | I014 |\n| Gunnedah | Cenotaph monument | 273–275 Conadilly Street | Lot 3, DP 859657 | Local | I020 |\n| Gunnedah | Original Catholic Church (brick building) | 346–360 Conadilly Street | Lots 171 and 181, DP 549258; Lot 191, DP 549259 | Local | I008 |\n| Gunnedah | Brick school (formerly primary school) | 46 Elgin Street | Lot 12, DP 1018883 | Local | I011 |\n| Gunnedah | House | 18 Henry Street | Lot 9, DP 655119 | Local | I025 |\n| Gunnedah | Cemetery (including gates) | 19–49 Hunter Street | Part of Lot 7042, DP 1053669 | Local | I013 |\n| Gunnedah | Cohen’s Warehouse (brick building) | 82 Maitland Street | Lots 1 and 2, DP 217629 | Local | I004 |\n| Gunnedah | Two storey brick house (formerly George Cohen’s residence) | 91 Maitland Street | Lot 1, DP 73223 | Local | I012 |\n| Gunnedah | Original convent (brick house) | 93 Maitland Street | Lot 121, DP 998503 | Local | I009 |\n| Gunnedah | Namoi Flour Mills | 74 Marquis Street | Lot 2, DP 391390 | Local | I021 |\n| Gunnedah | Railway station | 15–51 Railway Avenue | Lot 25, DP 1006398 | State | I005 |\n| Gunnedah | Ruvigne | 385 Ruvigne Road | Lots 3 and 4, DP 1100557; Lot 18, DP 751010 | Local | I022 |\n| Gunnedah | Trelawney | 1352 Wandobah Road | Lot 22, DP 1003636 | Local | I024 |\n| Gunnedah | Gunnible Station (stables, barn, woolshed, 2 cottages and bakery) | 455 Wean Road | Lot 62, DP 508578; Lot 41, DP 562982; Lots 5 and 6, DP 113076 | Local | I016 |\n| Mullaley | Bando Homestead gates | 9831 Black Stump Way | Lot 17, DP 755473 | Local | I019 |","sortOrder":173},{"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":174},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":176},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":178},{"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":186},{"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":187},{"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":189},{"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":190},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":191}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"completionTokens":683},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The Plan appears consistent with its original scope as a standard local environmental planning instrument. While it has been amended multiple times (noted in clause history notes), these amendments appear to be routine updates — adding zones, refining definitions, and adjusting specific provisions — rather than fundamental expansion beyond local planning for the Gunnedah area. The inclusion of specialised provisions like airport airspace controls reflects local geographical circumstances rather than scope creep."},"complexity_factors":["17 distinct land use zones with individual objectives and permitted/prohibited use tables","Multiple overlay maps referenced throughout (Land Zoning Map, Lot Size Map, Floor Space Ratio Map, Heritage Map, Terrestrial Biodiversity Map, Additional Permitted Uses Map, etc.)","Nested exceptions and conditional permissions — for example, clause 4.6 allows exceptions to development standards but then lists specific standards that cannot be varied","Cross-references to multiple State Environmental Planning Policies and other legislation (Biodiversity Conservation Act, Fisheries Management Act, Rural Fires Act, etc.)","Detailed schedules with technical specifications (e.g., 13 categories of signage with specific dimensional requirements in Schedule 2)","Savings provisions, transitional arrangements, and repeal clauses affecting predecessor instruments","Heritage controls with multiple tiers of protection and consultation requirements","Specialised local provisions including airport airspace protection and aircraft noise management"],"plain_english_summary":"This is the **Gunnedah Local Environmental Plan 2012**, a planning rulebook that controls what can be built and done on land in the Gunnedah area of New South Wales.\n\n**What it does:**\n- **Zones land** into categories like rural (farming), residential, industrial, and conservation areas — 17 different zones in total\n- **Sets rules** for each zone about what development is allowed without approval, what needs council approval, and what's banned\n- **Controls subdivision** — how small land parcels can be split, with special protections to stop farmland being broken up into tiny lots\n- **Protects heritage** — lists 25 heritage items (like old buildings, the railway station, and a cemetery) that can't be altered or demolished without special approval\n- **Manages environmental risks** — includes rules for flood-prone land, bush fire protection, and protecting biodiversity\n- **Allows some development without approval** — things like small signs, certain farm dams, and minor building work can proceed without a full development application\n\n**Who it affects:**\n- **Property owners** wanting to build, subdivide, or change land use\n- **Farmers** — with specific rules about rural worker housing, intensive livestock, and preventing farmland fragmentation\n- **Developers** — who must navigate zone-based restrictions and special requirements near the airport or flood zones\n- **The local council** — which acts as the consent authority for most decisions\n\n**Why it matters:**\nThis Plan balances competing priorities: protecting productive agricultural land and natural environment, while allowing appropriate housing and economic development. It includes unusual local features like specific protections for the Gunnedah Airport's flight paths and dark sky requirements (though the Siding Spring Observatory clause isn't currently active). The Plan has been amended multiple times since 2012, showing it's actively managed to respond to changing needs."},"summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The plan has been substantially amended from its original 2012 form, with approximately 55 distinct versions recorded over 13 years. This volume of amendments strongly suggests the scope has evolved considerably — likely expanding or refining land use permissions, updating heritage listings, adjusting development standards, and incorporating NSW state government policy changes that were not part of the original instrument."},"complexity_factors":["Operates under a layered legal framework — must be read alongside the Environmental Planning and Assessment Act 1979 and state-level policies that override or interact with local rules","Applies across a geographically diverse area with different zones, each with their own permitted/prohibited use lists","Has been amended approximately 55 times since 2012, meaning tracking what rules apply at any given point in time requires careful version checking","Relies heavily on associated maps (zoning maps, heritage maps, flood maps etc.) that are not visible in the text alone — you must cross-reference multiple documents","Uses defined terms with specific legal meanings (e.g. 'dwelling', 'subdivision', 'development consent') that differ from everyday usage","Interacts with state environmental planning policies (SEPPs) that can override local provisions, creating a hierarchy of rules that requires legal knowledge to navigate","The 'standard instrument' format means it shares structure with other NSW LEPs but contains locally specific schedules and maps adding another layer"],"plain_english_summary":"The Gunnedah Local Environmental Plan 2012 is the master rulebook for land use and development in the Gunnedah local government area — it determines what can be built or done on any parcel of land. It affects property owners, developers, farmers, businesses and the wider community by shaping zoning, development standards, protection of heritage, environment and agricultural land, and subdivision.\n\nIt directly influences property rights and values, and has been amended about 55 times since 2012."},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":false,"description":"The instrument remains a local environmental plan intended to set zoning, development permissions and local controls for Gunnedah (the stated purpose in cl 1.2). Over time the Plan has been amended to add technical controls (airspace/airport, terrestrial biodiversity, aquaculture rules), site‑specific permitted uses (Schedule 1) and updated exempt/complying development items. Those changes are incremental and particularised rather than a broad change of purpose: the Plan still organises land use, protects heritage and environmental values, and regulates subdivision and development consent. In short, the scope has expanded by adding targeted controls and site permissions, but it has not grown beyond its original role as the local zoning and development control instrument for Gunnedah."},"complexity_factors":["Wide range of land use zones defined (15 named zones, cl 2.1) with bespoke permitted/consent/prohibited lists for each zone in the Land Use Table","Multiple spatial maps referenced (Land Application Map, Land Zoning Map, Lot Size Map, Floor Space Ratio Map, Heritage Map, Terrestrial Biodiversity Map, Obstacle Limitation Surface Map, Dwelling Opportunity Map, Land Reservation Acquisition Map) (cll 1.3, 1.7, cll 4.1–4.5, schs)","Six substantive schedules with technical requirements and site‑specific permissions (Schedules 1–6), including aquaculture technical rules (sch 6) and exempt/compliant development lists (sch 2–3)","Extensive cross‑references to State Environmental Planning Policies and multiple external Acts (Heritage Act, Crown Land Management Act, Fisheries/Aquaculture, Local Government Act, etc.) increasing external dependencies (cl 1.9, many clauses)","Numerous conditional and exception mechanisms: clause 4.6 (exceptions to standards), clause 1.9A (suspension of covenants subject to exceptions), clause 5.3 (development near zone boundaries) — layered discretion and record‑keeping requirements","Site‑specific carve‑outs and amendments added over years (Schedule 1 entries and multiple amendment notes), increasing interpretive complexity for specific parcels","Technical controls on specialist matters (heritage, biodiversity, flood planning, aircraft noise/airspace) that require expert reports and inter‑agency consultation (cll 5.10, 6.7, 5.21, 6.2–6.3)","Multiple amendment histories noted in clauses, indicating the Plan has been incrementally updated and relies on up‑to‑date maps and State policy alignment"],"plain_english_summary":"**What this Plan does (mechanics first)\n\n- Establishes the local planning rules that apply to land in the Gunnedah local government area. It does this by: defining land use zones and their objectives (cl 2.1–2.3); identifying which uses are permitted without consent, permitted only with consent, or prohibited in each zone (Land Use Table); and attaching maps that show zoning, lot-size limits, heritage items, biodiversity areas, floor space ratios and other spatial controls (cl 1.7; cll 2.2, 4.1, schs and maps).\n\n- Makes the Council the primary decision-maker (the consent authority) for development applications under the Plan (cl 1.6), subject to State environmental planning policies that prevail where applicable (cl 1.9).\n\n- Sets rules on common development topics: subdivision (minimum lot sizes and exceptions) and strata/community-title rules (cl 4.1, 4.1AA, 4.2B); demolition (requires consent unless exempt) (cl 2.7); exempt and complying development types and standards (Part 3, sch 2 and 3); floor space ratio calculation (cl 4.4–4.5); and a statutory exceptions power that allows the consent authority to approve development that departs from a numerical standard if specific grounds are shown (cl 4.6).\n\n- Contains local controls and specialist provisions: heritage controls and required heritage assessment for works affecting listed items or conservation areas (cl 5.10, sch 5); biodiversity and terrestrial biodiversity triggers (cl 6.7 and maps); flood-planning considerations (cl 5.21); intensive livestock and aquaculture conditions (cl 5.18, 5.19, sch 6); airport/airspace and aircraft-noise provisions around Gunnedah Airport (cl 6.2–6.3); controls on particular small-scale uses (bed & breakfast, home business, kiosks, neighbourhood shops etc.) and their size limits (cl 5.4).\n\n- Provides a small number of site‑specific additional permitted uses for named properties (Schedule 1). It also classifies and reclassifies some public land for local government purposes (Schedule 4).\n\n\nWho is affected and who pays\n\n- Affected: landowners, developers, residents and businesses in the Gunnedah LGA; the Council (as consent authority); State agencies consulted under specific clauses (e.g. Commonwealth aviation authority for airspace matters, Heritage Council, relevant departments for aquaculture). Specific property owners named in Schedule 1 are directly affected by additional permitted uses.\n\n- Who pays: applicants/developers bear direct costs — preparing development applications, heritage or biodiversity assessments, compliance with design/operational standards, infrastructure upgrades, and any required covenants or awaiting approvals. The Council bears administrative costs of assessment and enforcement; State/Commonwealth agencies may incur consultation or approval costs in specific circumstances (airspace, heritage consultation).\n\n\nWhy it matters (official aims, and a short evidence‑based test)\n\n- The Plan’s stated aims are to shape land use, protect environmental and heritage values, encourage economic activity and manage growth and hazards (cl 1.2). Those aims are implemented by zoning, mandatory minimum lot sizes, heritage controls, environmental constraints and use‑specific rules.\n\n- Trade-offs and implementation considerations:\n  - Rights vs. flexibility: the Plan protects agricultural and environmental values through minimum lot sizes and conservation zones (cl 4.1, cl 4.2A, cl 6.7), which reduces subdivision opportunities and may limit short‑term development value for rural landowners. At the same time clause 4.6 allows limited flexibility from standards where strong planning grounds are demonstrated — this centralises discretion with the Council and increases complexity for applicants.\n  - Concentrated benefits: Schedule 1 creates site‑specific permissions (e.g. caravan park or highway service centre at named lots), delivering clear value to particular landowners while imposing no general change across the LGA.\n  - Cross‑agency dependencies and approvals: airport/airspace controls (cl 6.2–6.3) and heritage or biodiversity triggers require consultation with external agencies, increasing processing time and possible conditions or refusals outside Council control.\n  - Compliance burden: multiple technical schedules (sch 2, sch 6), maps and cross‑references to State policies mean applicants frequently need technical reports (heritage, flood, acoustic, biodiversity), increasing application cost and assessment time.\n  - Legal interactions: clause 1.9A suspends private covenants that would prevent development in accordance with the Plan (subject to listed exceptions). That reduces some third‑party property barriers to development but preserves public conservation instruments and certain trust arrangements (cl 1.9A(2)).\n\n\nPractical effects on behaviour\n\n- Developers and landowners will orient proposals to the Land Use Table and the maps: seek zones where their intended use is permitted, or apply for consent where it is permitted-with-consent. Where standards (lot size, FSR, height if adopted) block a project, applicants can either redesign to comply, seek an exception via cl 4.6, or pursue a rezoning/amendment.\n- Owners of heritage or biodiversity‑mapped land must expect additional assessment (cl 5.10, cl 6.7) and potential conditions or refusal. Owners near the airport will face aircraft‑noise and airspace constraints and may need acoustic design or Commonwealth consultation (cl 6.2–6.3).\n\n\nKey implementation risks and opportunity costs\n\n- Processing delays and cost for technical studies (heritage, biodiversity, flood, acoustic, aviational) and inter‑agency referrals.\n- Discretionary clauses (4.6 exceptions, 5.3 development near zone boundaries, 1.9A covenant suspension) concentrate influence in the consent authority and can create uncertainty for applicants.\n- Incremental, site‑specific permissions (Schedule 1) produce gains for specific owners but do not alter broader land supply unless general rezoning occurs.\n\n(References in parentheses are to clauses and schedules in the Gunnedah Local Environmental Plan 2012.)"},"flash_summary_failed":{"failed":true,"reason":"Unauthenticated. Configure AI_GATEWAY_API_KEY or use a provider module. Learn more: https://ai-sdk.dev/unauthenticated-ai-gateway","source":"analysis-cron"}},"importantCases":[],"_links":{"self":"/api/acts/gunnedah-local-environmental-plan-2012","history":"/api/acts/gunnedah-local-environmental-plan-2012/history","analysis":"/api/acts/gunnedah-local-environmental-plan-2012/analysis","conflicts":"/api/acts/gunnedah-local-environmental-plan-2012/conflicts","importantCases":"/api/acts/gunnedah-local-environmental-plan-2012/important-cases","documents":"/api/acts/gunnedah-local-environmental-plan-2012/documents"}}