{"id":"nsw:epi-2013-0569","name":"Hornsby Local Environmental Plan 2013","slug":"hornsby-local-environmental-plan-2013","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"569 of 2013","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181246,"registerId":"nsw-nsw:epi-2013-0569-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 [Hornsby Local Environmental Plan 2013](/view/html/inforce/current/epi-2013-0569).","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> > RU2 Rural Landscape\n> > \n> > RU4 Primary Production Small Lots\n> > \n> > RU5 Village\n> \n> > Residential Zones\n> \n> > R2 Low Density Residential\n> > \n> > R3 Medium Density Residential\n> > \n> > R4 High Density Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > E2 Commercial Centre\n> > \n> > E3 Productivity Support\n> > \n> > E4 General Industrial\n> \n> > Mixed Use Zones\n> \n> > MU1 Mixed Use\n> \n> > Special Purpose Zones\n> \n> > SP2 Infrastructure\n> > \n> > SP3 Tourist\n> \n> > Recreation Zones\n> \n> > RE1 Public Recreation\n> > \n> > RE2 Private Recreation\n> \n> > Conservation Zones\n> \n> > C1 National Parks and Nature Reserves\n> > \n> > C2 Environmental Conservation\n> > \n> > C3 Environmental Management\n> > \n> > C4 Environmental Living\n> \n> > Waterway Zones\n> \n> > W1 Natural Waterways\n> > \n> > W2 Recreational Waterways\n> > \n> > W4 Working Waterfront\n> \n> **cl 2.1:** Am 2022 (832), Sch 1.12\\[1\\] \\[2\\].","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 2016 (633), Sch 1 \\[1\\]–\\[3\\]; 2017 (493), Sch 1.1 \\[1\\] \\[2\\]; 2017 (560), Sch 1 \\[1\\]–\\[4\\]; 2018 (488), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2019 (621), Sch 3; 2022 (314), Sch 1; 2022 (832), Sch 1.12\\[3\\] \\[4\\]; 2023 (458), Sch 2.42\\[1\\]; 2024 (148), Sch 1\\[1\\]–\\[3\\].\n\nZone RU1 Primary Production\n\nZone RU2 Rural Landscape\n\nZone RU4 Primary Production Small Lots\n\nZone RU5 Village\n\nZone R2 Low Density Residential\n\nZone R3 Medium Density Residential\n\nZone R4 High Density Residential\n\nZone E1 Local Centre\n\nZone E2 Commercial Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone MU1 Mixed Use\n\nZone SP2 Infrastructure\n\nZone SP3 Tourist\n\nZone RE1 Public Recreation\n\nZone RE2 Private Recreation\n\nZone C1 National Parks and Nature Reserves\n\nZone C2 Environmental Conservation\n\nZone C3 Environmental Management\n\nZone C4 Environmental Living\n\nZone W1 Natural Waterways\n\nZone W2 Recreational Waterways\n\nZone W4 Working Waterfront","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agritourism; Animal boarding or training establishments; Aquaculture; Building identification signs; Business identification signs; Cellar door premises; Centre-based child care facilities; Community facilities; Dual occupancies (attached); Dwelling houses; Eco-tourist facilities; Environmental facilities; Extractive industries; Farm buildings; Flood mitigation works; Forestry; Group homes; Home-based child care; Home businesses; Home industries; Information and education facilities; Intensive livestock agriculture; Intensive plant agriculture; Landscaping material supplies; Open cut mining; Plant nurseries; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Respite day care centres; Roads; Roadside stalls; Rural industries; Rural supplies; Rural workers’ dwellings; Secondary dwellings; Tourist and visitor accommodation; Veterinary hospitals; Water reticulation systems; Water storage facilities","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Backpackers’ accommodation; Hotel or motel accommodation; Livestock processing industries; Sawmill or log processing works; Serviced apartments; Any other 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":123},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":127},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":139},{"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/hornsby-local-environmental-plan-2013) (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> > | Zone R2 Low Density Residential and marked “Local road” | Council |\n> > | Zone R4 High Density Residential and marked “Local road” | Council |\n> > | Zone E2 Commercial Centre and marked “Local road” | Council |\n> > | Zone MU1 Mixed Use and marked “Local road” | Council |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.\n> \n> **cl 5.1:** Am 2022 (832), Sch 1.12\\[8\\].","sortOrder":140},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":167},{"sectionNumber":"6","sectionType":"section","heading":"Acid sulfate soils","content":"#### 6 Acid sulfate soils\n\n6.1 Acid sulfate soils\n\n> > (1) The objective of this clause is to ensure that development does not disturb, expose or drain acid sulfate soils and cause environmental damage.\n> \n> > (2) Development consent is required for the carrying out of works described in the Table to this subclause on land shown on the [Acid Sulfate Soils Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013) as being of the class specified for those works.\n> > \n> > | Class of land | Works |\n> > | 1 | Any works. |\n> > | 2 | Works below the natural ground surface.Works by which the watertable is likely to be lowered. |\n> > | 3 | Works more than 1 metre below the natural ground surface.Works by which the watertable is likely to be lowered more than 1 metre below the natural ground surface. |\n> > | 4 | Works more than 2 metres below the natural ground surface.Works by which the watertable is likely to be lowered more than 2 metres below the natural ground surface. |\n> > | 5 | Works within 500 metres of adjacent Class 1, 2, 3 or 4 land that is below 5 metres Australian Height Datum and by which the watertable is likely to be lowered below 1 metre Australian Height Datum on adjacent Class 1, 2, 3 or 4 land. |\n> \n> > (3) Development consent must not be granted under this clause for the carrying out of works unless an acid sulfate soils management plan has been prepared for the proposed works in accordance with the Acid Sulfate Soils Manual and has been provided to the consent authority.\n> \n> > (4) Despite subclause (2), development consent is not required under this clause for the carrying out of works if—\n> > \n> > > (a) a preliminary assessment of the proposed works prepared in accordance with the Acid Sulfate Soils Manual indicates that an acid sulfate soils management plan is not required for the works, and\n> > \n> > > (b) the preliminary assessment has been provided to the consent authority and the consent authority has confirmed the assessment by notice in writing to the person proposing to carry out the works.\n> \n> > (5) Despite subclause (2), development consent is not required under this clause for the carrying out of any of the following works by a public authority (including ancillary work such as excavation, construction of access ways or the supply of power)—\n> > \n> > > (a) emergency work, being the repair or replacement of the works of the public authority, required to be carried out urgently because the works have been damaged, have ceased to function or pose a risk to the environment or to public health and safety,\n> > \n> > > (b) routine maintenance work, being the periodic inspection, cleaning, repair or replacement of the works of the public authority (other than work that involves the disturbance of more than 1 tonne of soil),\n> > \n> > > (c) minor work, being work that costs less than $20,000 (other than drainage work).\n> \n> > (6) Despite subclause (2), development consent is not required under this clause to carry out any works if—\n> > \n> > > (a) the works involve the disturbance of less than 1 tonne of soil, and\n> > \n> > > (b) the works are not likely to lower the watertable.","sortOrder":168},{"sectionNumber":"Part 7","sectionType":"part","heading":"Cherrybrook Station Precinct","content":"# Part 7 Cherrybrook Station Precinct\n\nPart 7 Cherrybrook Station Precinct\n\n**pt 7:** Ins 2022 (827), Sch 1\\[1\\].","sortOrder":183},{"sectionNumber":"7","sectionType":"section","heading":"Definitions","content":"#### 7 Definitions\n\n7.1 Definitions\n\n> In this Part—\n> \n> Area 1 means the land identified as “Area 1” on the [Height of Buildings Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013).\n> \n> Area 2 means the land identified as “Area 2” on the [Height of Buildings Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013).\n> \n> Area 10 means the land identified as “Area 10” on the [Floor Space Ratio Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013).\n> \n> Cherrybrook Station Precinct means the land identified as “Cherrybrook Station Precinct” on the [Key Sites Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013).\n> \n> residential floor space means the combined gross floor area of the parts of buildings used for the purposes of residential accommodation.\n> \n> **cl 7.1:** Ins 2022 (827), Sch 1\\[1\\]. Am 2023 (554), Sch 2.13\\[1\\].","sortOrder":184},{"sectionNumber":"Part 8","sectionType":"part","heading":"Hornsby Transport Oriented Development Precinct","content":"# Part 8 Hornsby Transport Oriented Development Precinct\n\nPart 8 Hornsby Transport Oriented Development Precinct\n\n**pt 8:** Ins 2024 (596), Sch 1\\[3\\].","sortOrder":194},{"sectionNumber":"Division 1","sectionType":"division","heading":"General","content":"## Division 1 General\n\nDivision 1 General\n\n**pt 8, div 1:** Ins 2024 (596), Sch 1\\[3\\].","sortOrder":195},{"sectionNumber":"8","sectionType":"section","heading":"Definitions","content":"#### 8 Definitions\n\n8.1 Definitions\n\n> In this part—\n> \n> Hornsby Precinct Design Guide means the Hornsby Precinct Design Guide published by the Department in November 2024.\n> \n> Hornsby Transport Oriented Development Precinct means the land to which this part applies.\n> \n> **cl 8.1:** Ins 2024 (596), Sch 1\\[3\\].","sortOrder":196},{"sectionNumber":"Division 2","sectionType":"division","heading":"Development on key sites","content":"## Division 2 Development on key sites\n\nDivision 2 Development on key sites\n\n**pt 8, div 2:** Ins 2024 (596), Sch 1\\[3\\].","sortOrder":202},{"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 2016 (327), cl 5; 2018 (488), Sch 1.2; 2020 (707), Sch 1\\[3\\]; 2022 (832), Sch 1.12\\[10\\]; 2025 (270), Sch 1\\[1\\].","sortOrder":208},{"sectionNumber":"9","sectionType":"section","heading":"Use of certain land at 344 Galston Road, Galston","content":"#### 9 Use of certain land at 344 Galston Road, Galston\n\n9 Use of certain land at 344 Galston Road, Galston\n\n> > (1) This clause applies to land identified as “Area 9” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013), being Lot 1, DP 656774, 344 Galston Road, Galston.\n> \n> > (2) Development for the purpose of a restaurant or cafe is permitted with development consent.","sortOrder":217},{"sectionNumber":"10","sectionType":"section","heading":"Use of certain land in Zone E1","content":"#### 10 Use of certain land in Zone E1\n\n10 Use of certain land in Zone E1\n\n> > (1) This clause applies to land identified as “Area 10” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013).\n> \n> > (2) Development for the purposes of residential flat buildings is permitted with development consent.","sortOrder":218},{"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 2017 (560), Sch 1 \\[5\\].","sortOrder":219},{"sectionNumber":"Schedule 3","sectionType":"schedule","heading":"Complying development","content":"# Schedule 3 Complying development\n\nSchedule 3 Complying development\n\n(Clause 3.2)\n\nNote.\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies complying development and the complying development conditions for that development under that Policy. The Policy has State-wide application. This Schedule contains additional complying development not specified in that Policy.\n\n**sch 3:** Am 2017 (560), Sch 1 \\[6\\]; 2022 (832), Sch 1.12\\[5\\].","sortOrder":220},{"sectionNumber":"sch.3-sec","sectionType":"section","heading":"Dams","content":"#### sch.3-sec Dams\n\nDams\n\n> > (1) Maximum capacity—0.4ML.\n> \n> > (2) Must be on land that has a slope of less than 13.5°.\n> \n> > (3) Must not be located—\n> > \n> > > (a) on land identified as Class 1 or 2 on the [Acid Sulfate Soils Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013), or\n> > \n> > > (b) on land in Zone C3 Environmental Management, or\n> > \n> > > (c) on land identified as “Biodiversity” on the [Terrestrial Biodiversity Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hornsby-local-environmental-plan-2013), or\n> > \n> > > (d) on land within a foreshore area, or\n> > \n> > > (e) on a site occupied by a heritage item or draft heritage item, or on land comprising a heritage item.\n> \n> > (4) Must not involve fill material from outside property or removal of excavated material from property.\n> \n> > (5) Must not involve the removal or pruning of a tree or other vegetation that requires a permit or development consent for removal or pruning, unless that removal or pruning is undertaken in accordance with a permit or development consent.\n> \n> > (6) Minimum height from top of water level to crest of dam—1m.\n> \n> > (7) Spillway must not direct excess water onto adjoining properties.\n> \n> > (8) Spillway must be adequate for a 1 in 20-year storm event.","sortOrder":222},{"sectionNumber":"sch.3-sec-oc.2","sectionType":"section","heading":"General conditions","content":"#### sch.3-sec-oc.2 General conditions\n\nGeneral conditions\n\n> Any development specified in Part 1 is subject to the same conditions set out in Schedule 6 to [State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572).","sortOrder":224},{"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 2014 (153), cl 4 (1) (2); 2017 (560), Sch 1 \\[7\\].","sortOrder":225},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Environmental heritage","content":"# Schedule 5 Environmental heritage\n\nSchedule 5 Environmental heritage\n\n**sch 5:** Am 2014 (112), Sch 1 \\[2\\]–\\[4\\]; 2014 (622), Sch 1 \\[1\\]–\\[29\\]; 2017 (560), Sch 1 \\[8\\]–\\[30\\]; 2020 (707), Sch 1\\[4\\]–\\[41\\]; 2025 (270), Sch 1\\[2\\]–\\[4\\].","sortOrder":229},{"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":233},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":250}],"analysis":{"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"},"kimi_summary":{"_metrics":{"completionTokens":745},"content_quality":"ok","complexity_score":8,"scope_assessment":{"changed":true,"description":"The Plan has expanded significantly beyond its original 2013 scope. Originally a standard local environmental plan, it has grown to include: (1) the Cherrybrook Station Precinct (2022) with detailed affordable housing and design requirements; (2) the Hornsby Transport Oriented Development Precinct (2024) with complex contribution schemes and minimum non-residential floor space ratios; (3) new dual occupancy provisions (2025); and (4) extensive amendments to heritage listings, biodiversity protections, and rural subdivision rules. The Plan now functions as both a traditional zoning instrument and a site-specific development control mechanism for major precincts."},"complexity_factors":["Multiple overlapping zone systems (8 zone categories with 22 specific zones)","Extensive cross-referencing to external maps (Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map, etc.)","Detailed heritage schedule with 800+ listed items and 8 conservation areas","Numerous conditional clauses with nested exceptions (e.g., clause 4.6 exceptions to development standards with multiple exclusions)","Special precinct provisions (Parts 7 and 8) with layered requirements including affordable housing mandates","Multiple savings and transitional provisions tracking amendments back to 2013","Aquaculture and intensive agriculture provisions with technical operational requirements","Flood planning and environmental constraints with reference to external technical guidelines"],"plain_english_summary":"This is the **Hornsby Local Environmental Plan 2013**, a planning rulebook that controls what can be built and how land can be used across Hornsby Shire in northern Sydney.\n\n**What it does:**\n- **Zones every parcel of land** into categories like rural (RU1–RU5), residential (R2–R4), employment (E1–E4), mixed use (MU1), conservation (C1–C4), and waterways (W1–W4). Each zone has specific rules about what development is allowed, requires approval, or is banned.\n- **Sets development standards** including minimum lot sizes for subdivision, maximum building heights, and floor space ratios (how much building you can put on a site).\n- **Protects heritage** through a detailed schedule of heritage items and conservation areas, requiring approval for any changes.\n- **Protects the environment** with special rules for bushland, biodiversity, riparian (waterfront) land, acid sulfate soils, and flood-prone areas.\n- **Enables faster approvals** by listing \"exempt\" development (no approval needed) and \"complying\" development (fast-tracked approval) for straightforward projects.\n- **Includes special precincts** with tailored rules for Cherrybrook Station and Hornsby Transport Oriented Development Precinct, encouraging higher-density housing near public transport with requirements for affordable housing and community facilities.\n\n**Who it affects:**\n- **Property owners and developers** seeking to build, subdivide, or change land use.\n- **Rural landowners** with specific rules for farm stays, agritourism, and secondary dwellings.\n- **Heritage property owners** with restrictions on alterations and demolition.\n- **Anyone near waterways, bushland, or flood zones** with additional environmental protections.\n\n**Why it matters:**\nThis Plan balances growth with preservation—allowing housing and employment near transport while protecting Hornsby's rural character, bushland, heritage, and waterways. It directly determines what you can build on your property and what your neighbours can build next door."},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"LEPs routinely evolve significantly from their original form. With over 60 amendments between 2013 and 2025, the Hornsby LEP has almost certainly expanded or adjusted its scope — likely incorporating new zones, responding to state housing policies (such as increased density requirements), updating heritage listings, and adapting to changes in NSW planning legislation. The frequency and volume of amendments strongly suggests the plan's scope has shifted materially from its 2013 inception, though the specific nature of those changes cannot be confirmed from the metadata extract provided."},"complexity_factors":["This document provided is only the status/metadata page — the actual substantive legal content (zones, rules, maps, schedules) is not shown, making full analysis impossible from this extract alone","Local Environmental Plans (LEPs) are inherently complex instruments that interact with the Environmental Planning and Assessment Act 1979 and associated State Environmental Planning Policies (SEPPs)","Over 60 amendments since 2013, meaning the current version reflects a heavily layered and evolved regulatory framework that requires tracking changes over time","Zone-specific permissibility tables require cross-referencing between the written instrument and land zoning maps","Multiple layers of planning controls apply simultaneously — height limits, floor space ratios, heritage overlays, biodiversity corridors, flood controls — which must all be considered together","As a 'standard instrument LEP', it follows a mandated template but can include local variations, creating a hybrid of standardised and bespoke provisions","Frequent amendments (sometimes weeks apart) mean determining what rule applied at a particular point in time is technically demanding","Interaction with development control plans (DCPs), contributions plans, and state-level policies adds further complexity not visible in this extract"],"plain_english_summary":"The Hornsby Local Environmental Plan 2013 is the legal rulebook for land use in Hornsby Shire: it zones land, defines what activities are allowed or banned, and sets development controls like building heights, floor space, setbacks and lot sizes.\n\nIt applies to homeowners, developers, businesses and landowners near bushland, heritage or flood-prone areas, and is the primary document council uses to assess development applications—check the current version (over 60 updates since 2013) before acting."},"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary":{"complexity_score":8,"scope_assessment":{"changed":true,"description":"The instrument has expanded beyond a simple zoning and standards plan into a more interventionist, precinct‑based framework over time. Additions include targeted precincts that allow conditional uplift of height and floor area in return for public benefits (Cherrybrook Station Precinct, Part 7; Hornsby TOD, Part 8 cl 7.6–7.8; cl 8.4–8.6), an affordable housing contributions mechanism tied to mapped areas (cl 8.6), expanded environmental protections (terrestrial biodiversity cl 6.4, riparian land cl 6.14) and multiple area‑specific local controls (eg Dural Village restrictions cl 6.6; public bushland protections cl 5.23). These inserts (many added by amendment notices cited in the text) broaden the Plan’s original scope from a set of local zoning and development standards to include precinct governance, developer contribution mechanisms and finer‑grained environmental and heritage regulation. Specific textual evidence: Part 7 (Ins 2022 (827) and subsequent amendments cl 7.6–7.8), Part 8 (Ins 2024 (596) with affordable housing contribution scheme cl 8.6), and multiple additions to Part 6 (eg cl 6.4, cl 6.14) and Schedule 5 (heritage lists) show an accretion of scope over time."},"complexity_factors":["Extensive length and detail across 8 Parts and multiple Schedules (many pages of provisions and lists).","Large number of maps referenced (Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map, Terrestrial Biodiversity Map, Riparian Lands and Watercourses Map, Land Reservation Acquisition Map, Additional Permitted Uses Map, Non‑Residential Floor Space Ratio Map, Affordable Housing Map, Key Sites Map, Acid Sulfate Soils Map).","Many zone types (20+ zone categories with distinct Land Use Tables) and numerous zone‑specific permissions/ prohibitions (cl 2.1–2.3 and Land Use Table).","Multiple area‑specific precinct Parts inserted (Part 7 Cherrybrook, Part 8 Hornsby TOD) with bespoke uplift and delivery conditions (cl 7.x; cl 8.x).","Numerous cross‑references to external instruments and Acts (SEPPs, Building Code of Australia, Biodiversity and Conservation SEPP, Heritage Act, Local Government Act, Fisheries and other specialist legislation) (cl 1.9; cl 3.1; cl 5.19 etc.).","Nested conditional rules and exceptions (eg minimum lot size exceptions, strata and community title exceptions, cl 4.1, 4.1AA, 4.1A, 4.1B; exceptions to development standards cl 4.6).","Detailed technical standards and thresholds (FAR variances tied to area labels, minimum lot sizes for specific uses, maximum areas for home businesses, kiosks, neighbourhood shops) across multiple clauses (cl 4.4; cl 5.4; cl 4.1C–D).","Extensive heritage schedule (Sch 5) listing many individual heritage items and conservation areas, creating many site‑specific consent triggers (cl 5.10 and Sch 5).","Multiple amendment layers reflected in clause notes (many amending instruments over years) increasing interpretive complexity and transitional savings provisions (eg cl 1.8A).","Frequent use of discretionary phrasing that requires qualitative assessments by the consent authority (eg “satisfied that”, “appropriate”, “design excellence”), increasing case‑by‑case complexity (eg cl 6.8; cl 4.6; cl 7.6)."],"plain_english_summary":"**What this instrument is and does (mechanics)\n\n- This is a local environmental plan (LEP) used by Hornsby Council to regulate land use and development across the Hornsby local government area. It sets the zoning of land, what uses are permitted or prohibited in each zone, minimum lot sizes, building height and floor‑space controls, and a range of local development rules and approval requirements (see cl 2.1–2.3, cl 4.1, cl 4.3, cl 4.4).\n\n- It operates by maps and schedules that are part of the Plan (for example the Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map and other maps). Those maps locate the local rules that apply to each parcel of land (cl 1.7, cl 1.3, cl 2.2, cl 4.1–4.4).\n\n- The Plan distinguishes three approval categories:\n  - exempt development (small, low‑impact works that generally do not need a development application) (cl 3.1 and Sch 2);\n  - complying development (works that meet pre‑set standards and can proceed with a complying development certificate) (cl 3.2 and Sch 3);\n  - development requiring consent (the usual development application process to the Council) (Land Use Table and many clauses).\n\n- It contains local controls and special provisions for particular matters: heritage protection and heritage conservation areas (cl 5.10 and Sch 5), biodiversity and riparian protection (cl 6.4 and cl 6.14), acid sulfate soils and earthworks (cl 6.1, cl 6.2), flood planning (cl 5.21), public bushland (cl 5.23), controls on certain commercial uses in Dural Village (cl 6.6), limits on canal estates (cl 2.9), and special precinct rules (for example Cherrybrook Station Precinct, Part 7; Hornsby Transport Oriented Development Precinct, Part 8).\n\n- Where the Plan conflicts with a State environmental planning policy (SEPP), the SEPP prevails as provided by the Environmental Planning and Assessment Act (cl 1.9). The Plan also lists particular State provisions that are excluded from applying to the land where relevant.\n\n**Who is affected\n\n- Landowners and developers in Hornsby Shire: the Plan determines what they may build (by use class), how big and tall buildings can be (FAR and height maps), and whether a development application or complying/exempt pathway is available (Land Use Table; cl 3.1–3.2; cl 4.4; cl 4.3).\n\n- The Council (as consent authority) and, where relevant, State agencies: they decide applications, register covenants and may be required to acquire land for public purposes under mapped reservation rules (cl 1.6; cl 5.1–5.1A).\n\n- Occupants and neighbours: amenity, environmental outcomes, flood and bushfire risk, heritage values and public access to open space are shaped by the Plan’s controls (eg cl 5.21 flood planning; cl 5.10 heritage; cl 5.23 public bushland).\n\n- Community housing and affordable housing actors: the Plan contains mechanisms requiring or enabling affordable housing contributions and on‑site affordable components in certain precincts (Part 7 cl 7.6–7.7; Part 8 cl 8.6).\n\n**Why it matters (policy rationale stated, then operational tradeoffs)\n\n- Official aims (stated in the Plan) include managing growth, protecting environmental and heritage values, supporting centres and employment, providing a mix of housing types and recreational and community facilities, and minimising natural hazard risk (cl 1.2). Those aims translate into rules that shape the supply and character of housing, commercial space and protected land.\n\n- Practical trade‑offs and incentives the Plan creates:\n  - Zoning and quantitative controls (floor‑space ratios, heights, lot sizes) restrict or enable density in particular places. This directly affects housing and commercial supply on those sites and therefore influences land values and development feasibility (cl 4.3, cl 4.4, cl 4.1).\n  - Area‑specific uplift in development capacity is permitted where public benefits are delivered. For example, the Cherrybrook and Hornsby TOD precincts allow higher heights/FARs only when specific public outcomes (open space, community facilities, and affordable housing) are provided (Part 7 cl 7.6–7.8; Part 8 cl 8.4–8.6). The mechanism ties private extraction of additional floor area to delivery of public goods.\n  - The Plan protects environmental and heritage assets by requiring consent for demolition, works in heritage areas, disturbance of biodiversity and riparian land, and by excluding exempt/compliant pathways in sensitive areas (cl 5.10; cl 6.4; cl 3.3). Those protections increase upfront compliance and assessment costs for projects close to or affecting those values, and may limit development options.\n  - Some rules reduce regulatory uncertainty for small projects (exempt and complying development schedules) which can speed low‑impact work (cl 3.1–3.2; Sch 2–3). Conversely, many site‑specific or mapped constraints require discretionary assessments, which can be time‑consuming and introduce administrative discretion (eg design excellence clause, cl 6.8).\n  - Locality‑based controls (Dural Village limits, foreshore/ riparian buffers, public bushland rules) preserve local character but constrain larger commercial or residential uses in those areas (cl 6.6; cl 6.5; cl 5.23).\n\n**Who pays and who decides\n\n- Developers and landowners bear the direct compliance costs (design, studies, heritage or biodiversity assessments, possible contributions or land dedications) and bear opportunity costs when development capacity is constrained by zones, heights or heritage overlays (cl 4.1–4.6; cl 5.10; Part 8 cl 8.6).\n\n- The Council (as consent authority) makes most decisions under the Plan. The Plan also requires and defers to State guidelines, SEPPs and Departmental design guides for certain precincts, so State agencies and the Department influence outcomes (cl 1.9; cl 7.4; cl 8.4).\n\n**Implementation and compliance risks\n\n- The Plan relies heavily on maps and schedules. Effective implementation depends on accurate, up‑to‑date maps and compatibility with State policies (cl 1.7; cl 1.9). Errors or delays in map updates can create legal uncertainty.\n\n- Many clauses use discretionary tests (eg “satisfied that”, “appropriate”, design excellence). That allows case‑by‑case judgments but increases administrative discretion and assessment time and may create inconsistent outcomes (eg cl 4.6 exceptions, cl 6.8 design excellence, cl 7.6–7.7 precinct uplift conditions).\n\n- Area‑specific uplift linked to public benefits (precincts, affordable housing contribution scheme) requires reliable valuation methods and delivery mechanisms; incorrect valuation or weak monitoring could weaken the intended public return (Part 7; Part 8 cl 8.6).\n\n**Behavioural effects and substitution risks\n\n- Developers may seek to concentrate projects where maps allow higher FARs/heights or where complying/exempt pathways are easier, shifting development pressure across the LGA (cl 4.3, cl 4.4, Sch 2–3).\n\n- The Plan’s environmental and heritage constraints incentivise avoidance, careful site selection, and the use of transfer or consolidation strategies (eg clauses on consolidated lot site area and covenants to prevent ‘double dipping’ when calculating FAR) (cl 4.5(9)–(10)).\n\n**Concrete mechanisms to watch (examples with clause references)\n\n- Minimum lot sizes and subdivision rules determine where and how lots can be split (cl 4.1, cl 4.1AA–4.1D).\n- Height and FSR maps set maximum building scale; precinct clauses allow targeted increases in return for public benefit (cl 4.3, cl 4.4, Part 7 cl 7.6–7.7, Part 8 cl 8.5–8.6).\n- Heritage and archaeology rules require prior notification/assessment and may restrict demolition or subdivision (cl 5.10; Sch 5).\n- Biodiversity, riparian and public bushland clauses require design/mitigation measures and can exclude exempt/compliant pathways in sensitive locations (cl 6.4; cl 6.14; cl 3.3; cl 5.23).\n\nOverall, the Plan provides the detailed local rules that convert the Council’s strategic aims into binding development controls. It does so through mapped limits and a mix of prescriptive and discretionary provisions which alter development feasibility, shift where development happens and require developers to deliver or pay for certain public benefits in designated precincts (see especially Part 7 and Part 8)."}},"importantCases":[],"_links":{"self":"/api/acts/hornsby-local-environmental-plan-2013","history":"/api/acts/hornsby-local-environmental-plan-2013/history","analysis":"/api/acts/hornsby-local-environmental-plan-2013/analysis","conflicts":"/api/acts/hornsby-local-environmental-plan-2013/conflicts","importantCases":"/api/acts/hornsby-local-environmental-plan-2013/important-cases","documents":"/api/acts/hornsby-local-environmental-plan-2013/documents"}}