{"id":"nsw:epi-2013-0034","name":"Hunters Hill Local Environmental Plan 2012","slug":"hunters-hill-local-environmental-plan-2012","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"34 of 2013","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181245,"registerId":"nsw-nsw:epi-2013-0034-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 [Hunters Hill Local Environmental Plan 2012](/view/html/inforce/current/epi-2013-0034).","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> > Residential Zones\n> \n> > R2 Low Density Residential\n> > \n> > R3 Medium Density Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\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> > C2 Environmental Conservation\n> \n> > Waterway Zones\n> \n> > W4 Working Waterfront\n> \n> **cl 2.1:** Am 2022 (832), Sch 1.13\\[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 2017 (493), Sch 1.1 \\[2\\]; 2019 (621), Sch 3; 2022 (832), Sch 1.13\\[3\\] \\[4\\].\n\nZone R2 Low Density Residential\n\nZone R3 Medium Density Residential\n\nZone E1 Local Centre\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 C2 Environmental Conservation\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> Bed and breakfast accommodation; Centre-based child care facilities; Community facilities; Dual occupancies; Dwelling houses; Group homes; Home-based child care; Oyster aquaculture; Places of public worship; Pond-based aquaculture; Respite day care centres; Secondary dwellings; Tank-based aquaculture","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Any development not specified in item 2 or 3","sortOrder":34},{"sectionNumber":"Part 3","sectionType":"part","heading":"Exempt and complying development","content":"# Part 3 Exempt and complying development\n\nPart 3 Exempt and complying development","sortOrder":75},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":79},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":89},{"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/hunters-hill-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.\n> \n> Note.\n> \n> If land, other than land specified in the Table to subclause (2), is required to be acquired under the owner-initiated acquisition provisions, the Minister for Planning and Infrastructure is required to take action to enable the designation of the acquiring authority under this clause. Pending the designation of the acquiring authority for that land, the acquiring authority is to be the authority determined by order of the Minister for Planning and Infrastructure (see section 21 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022)).","sortOrder":90},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":116},{"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/hunters-hill-local-environmental-plan-2012) 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":117},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":"Additional permitted uses","content":"# Schedule 1 Additional permitted uses\n\nSchedule 1 Additional permitted uses\n\n(Clause 2.5)","sortOrder":127},{"sectionNumber":"7","sectionType":"section","heading":"Use of certain land at 49–51 Barons Crescent, Hunters Hill","content":"#### 7 Use of certain land at 49–51 Barons Crescent, Hunters Hill\n\n7 Use of certain land at 49–51 Barons Crescent, Hunters Hill\n\n> > (1) This clause applies to land at 49–51 Barons Crescent, Hunters Hill, being Lot 2, DP 312298, Lots 1 and 2, DP 325793 and Lots 9 and 10, DP 724017.\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent.","sortOrder":134},{"sectionNumber":"8","sectionType":"section","heading":"Use of certain land at 1 De Milhau Road and 35a Gladesville Road, Hunters Hill","content":"#### 8 Use of certain land at 1 De Milhau Road and 35a Gladesville Road, Hunters Hill\n\n8 Use of certain land at 1 De Milhau Road and 35a Gladesville Road, Hunters Hill\n\n> > (1) This clause applies to land at 1 De Milhau Road and 35a Gladesville Road, Hunters Hill, being Lot 1, DP 302331 and Lot 12, DP 846102.\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent.","sortOrder":135},{"sectionNumber":"9","sectionType":"section","heading":"Use of certain land at 1 Durham Street, Hunters Hill","content":"#### 9 Use of certain land at 1 Durham Street, Hunters Hill\n\n9 Use of certain land at 1 Durham Street, Hunters Hill\n\n> > (1) This clause applies to land at 1 Durham Street, Hunters Hill, being Lots 10 and 11, DP 4614.\n> \n> > (2) Development for the purpose of community facilities is permitted with development consent.","sortOrder":136},{"sectionNumber":"10","sectionType":"section","heading":"Use of certain land at 35 Gladesville Road, Hunters Hill","content":"#### 10 Use of certain land at 35 Gladesville Road, Hunters Hill\n\n10 Use of certain land at 35 Gladesville Road, Hunters Hill\n\n> > (1) This clause applies to land at 35 Gladesville Road, Hunters Hill, being Lot 38, DP 224608 and Lot 11, DP 846102.\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent.","sortOrder":137},{"sectionNumber":"11","sectionType":"section","heading":"Use of certain land at 41 Gladesville Road, Hunters Hill","content":"#### 11 Use of certain land at 41 Gladesville Road, Hunters Hill\n\n11 Use of certain land at 41 Gladesville Road, Hunters Hill\n\n> > (1) This clause applies to land at 41 Gladesville Road, Hunters Hill, being Lot 1, DP 716526.\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent.","sortOrder":138},{"sectionNumber":"12","sectionType":"section","heading":"Use of certain land at 43 Gladesville Road, Hunters Hill","content":"#### 12 Use of certain land at 43 Gladesville Road, Hunters Hill\n\n12 Use of certain land at 43 Gladesville Road, Hunters Hill\n\n> > (1) This clause applies to land at 43 Gladesville Road, Hunters Hill, being Lot 2, DP 716526.\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent.","sortOrder":139},{"sectionNumber":"13","sectionType":"section","heading":"Use of certain land at 8 Passy Avenue, Hunters Hill","content":"#### 13 Use of certain land at 8 Passy Avenue, Hunters Hill\n\n13 Use of certain land at 8 Passy Avenue, Hunters Hill\n\n> > (1) This clause applies to land at 8 Passy Avenue, Hunters Hill, being Lot 1, DP 133826, Lot 1, DP 206036 and Lot 1, DP 922514.\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent.","sortOrder":140},{"sectionNumber":"14","sectionType":"section","heading":"Use of certain land at 10 and 12 Salter Street, Huntleys Cove","content":"#### 14 Use of certain land at 10 and 12 Salter Street, Huntleys Cove\n\n14 Use of certain land at 10 and 12 Salter Street, Huntleys Cove\n\n> > (1) This clause applies to land at 10 and 12 Salter Street, Huntleys Cove, being Lot 1, DP 823988 and known as “The Priory”.\n> \n> > (2) Development for the purposes of community facilities, function centres and restaurants or cafes is permitted with development consent.","sortOrder":141},{"sectionNumber":"15","sectionType":"section","heading":"Use of certain land at 11 Gladstone Avenue, Woolwich","content":"#### 15 Use of certain land at 11 Gladstone Avenue, Woolwich\n\n15 Use of certain land at 11 Gladstone Avenue, Woolwich\n\n> > (1) This clause applies to land at 11 Gladstone Avenue, Woolwich, being Lots 1–5, Section E, DP 1015 and Lot 1, DP 795282.\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent.","sortOrder":142},{"sectionNumber":"16","sectionType":"section","heading":"Use of certain land at 2C Margaret Street, Woolwich","content":"#### 16 Use of certain land at 2C Margaret Street, Woolwich\n\n16 Use of certain land at 2C Margaret Street, Woolwich\n\n> > (1) This clause applies to land at 2C Margaret Street, Woolwich, being Lots 2 and 4, DP 880264.\n> \n> > (2) Development for the purpose of residential accommodation is permitted with development consent.","sortOrder":143},{"sectionNumber":"17","sectionType":"section","heading":"Use of certain land at 103 Woolwich Road, Woolwich","content":"#### 17 Use of certain land at 103 Woolwich Road, Woolwich\n\n17 Use of certain land at 103 Woolwich Road, Woolwich\n\n> > (1) This clause applies to land at 103 Woolwich Road, Woolwich, being Lot 5, DP 3110.\n> \n> > (2) Development for the purposes of restaurants or cafes and shop top housing is permitted with development consent.","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.","sortOrder":145},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Basketball hoops and stands","content":"#### sch.2-sec Basketball hoops and stands\n\nBasketball hoops and stands\n\n> > (1) Maximum area of backboard—2m2.\n> \n> > (2) Must only be constructed of prefabricated materials.\n> \n> > (3) Must be installed in accordance with manufacturer’s specifications.","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)\n\n**sch 4:** Am 2025 (545), Sch 1.","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 2013 (144), Sch 1 \\[2\\]–\\[8\\]; 2015 (704), Sch \\[1\\]–\\[32\\].\n\n**Maps:** Am 2015 (704), cl 4. Entries discontinued from July 2021 when responsibility for map updates moved to Department of Planning, Industry and Environment.","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}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"completionTokens":657},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The Plan appears consistent with its original purpose as a local environmental plan for Hunters Hill. While it has been amended several times (noted in clause headers), these appear to be technical updates rather than scope expansion. The core purposes — protecting heritage, maintaining garden suburb character, managing development near waterways, and providing for local housing and employment needs — remain aligned with the stated aims in clause 1.2."},"complexity_factors":["Multiple overlapping zone types (11 zones) with detailed land use tables and specific permitted/prohibited uses for each","Extensive cross-referencing to external maps (Height of Buildings Map, Floor Space Ratio Map, Lot Size Map, Heritage Map, etc.) that are not included in the text","Detailed heritage schedule with 500+ individually listed items requiring specific consent triggers and assessment requirements","Nested conditional logic throughout — for example, floor space ratio calculations with multiple exceptions (clauses 4.4, 4.4A, 4.5)","Multiple savings provisions, repeal clauses, and interaction rules with State Environmental Planning Policies","Acid sulfate soils provisions with 5-class system triggering different consent requirements based on excavation depth","Aquaculture provisions with complex zone-specific restrictions and definitions referencing external regulations","Heritage conservation clause (5.10) with 10 subclauses, multiple exceptions, and specific notification requirements to Heritage Council and Aboriginal communities"],"plain_english_summary":"This is the **Hunters Hill Local Environmental Plan 2012**, a planning rulebook that controls what can be built and done on land in the Hunters Hill area of Sydney, New South Wales.\n\n**What it does:**\n- **Zones land** into categories like residential (low and medium density), local shops, mixed use, parks, conservation areas, and working waterfront — each with different rules about what development is allowed\n- **Sets development standards** including maximum building heights, floor space ratios (how much building you can fit on a site), minimum lot sizes for subdivision, and landscaping requirements\n- **Protects heritage** through a detailed schedule of over 500 heritage-listed buildings, sites, and conservation areas — any changes to these require special approval\n- **Controls environmentally sensitive areas** including river foreshores, bushland, biodiversity corridors, and acid sulfate soils\n- **Allows some development without approval** (exempt development like basketball hoops) and fast-tracked approval for complying development that meets specific standards\n\n**Who it affects:**\n- Property owners wanting to build, renovate, subdivide, or change land use\n- Developers proposing multi-unit housing or commercial projects\n- Anyone seeking to alter heritage-listed properties\n- Businesses in local centres and mixed-use zones\n\n**Why it matters:**\nHunters Hill is known as Australia's \"oldest garden suburb\" with significant heritage and environmental values. This Plan balances protecting that character — through strict height limits, heritage controls, and landscaped area requirements — with allowing modest growth in designated areas. It particularly emphasises preserving views to the Parramatta and Lane Cove Rivers, maintaining the low-density garden suburb feel, and protecting Aboriginal and European heritage."},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"While the core purpose — controlling land use and development in Hunters Hill — remains consistent with the original 2012/2013 intent, the plan's scope has materially evolved through more than 40 amendments over 12 years. These amendments have progressively altered zoning boundaries, added or removed permissible land uses, updated heritage listings, and incorporated new state-mandated planning requirements. The cumulative effect is that the current version regulates somewhat different activities and areas than the original plan envisaged."},"complexity_factors":["Standard instrument LEP format draws on multiple layers of NSW state planning policy, requiring cross-referencing with the Environmental Planning and Assessment Act 1979 and state environmental planning policies (SEPPs)","Over 40 separate amendments since 2013 mean the current rules are a complex patchwork of changes applied to the original document — understanding what applies requires checking the correct version for any given date","Land zoning maps are integral to the plan but not visible in this extract, creating a gap between the text rules and their geographic application","Heritage provisions add significant complexity, with site-specific schedules and rules that vary property by property","Interaction with state-level planning instruments (SEPPs) that can override or modify local rules, requiring awareness of both state and local law simultaneously","Technical definitions (floor space ratio, setbacks, permissible uses) that carry precise legal meanings different from everyday usage","Hunters Hill's character as a heritage-dense, environmentally sensitive area adds extra layers of site-specific constraints beyond standard zoning"],"plain_english_summary":"The Hunters Hill Local Environmental Plan 2012 is the council’s statutory rulebook that governs land use and development across the Hunters Hill local government area. It sets the planning controls that determine what property owners, residents, developers, businesses and buyers can do, and when council approval is required. Made in 2013 and amended 40+ times to October 2025, it shapes permitted uses, protections and approval pathways for development in the area."},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The instrument consolidates and replaces earlier local environmental plans for the area (repeals listed LEPs: cl 1.8) and applies a tailored set of model clauses. Several model provisions were expressly not adopted or marked not applicable (for example, clauses on community title schemes, certain rural provisions, development near zone boundaries and multiple optional clauses across Parts 4–6), so the local Plan narrows and customises the standard template. It also inserts numerous site‑specific permitted uses (Schedule 1) and a detailed heritage schedule (Schedule 5), altering the scope of permissible development relative to a full model LEP (see cl 1.8; sch 1; sch 5)."},"complexity_factors":["Multiple, overlapping data sources and maps referenced (Height of Buildings Map; Floor Space Ratio Map; Lot Size Map; Heritage Map; River Front Area Map; Riparian Land and Waterways Map) (cl 1.7; cl 4.3; cl 4.4; cl 4.1; cl 5.10; cl 6.7; cl 6.5).","Detailed zone‑based Land Use Table with different permission regimes (permitted without consent, with consent, prohibited) requiring cross‑reference to schedules (cl 2.3; Land Use Table).","Numerous development standards and measurement rules (height, FSR, site area calculation, landscaped area, minimum lot sizes) creating technical compliance requirements (cl 4.3; cl 4.4; cl 4.5; cl 6.9; cl 4.1A).","Multiple subject‑specific approvals and management plans required (heritage assessments and conservation plans, acid sulfate soils management plan, biodiversity and riparian assessments) that raise evidential and cost burdens (cl 5.10; cl 6.1; cl 6.4; cl 6.5).","Discretionary exception regime for development standards (requires written justification and record‑keeping) increases assessment complexity (cl 4.6).","Site‑specific and time‑limited controls and exemptions (Schedule 1 additional permitted uses; Schedule 2 exempt development; temporary use limits) demand parcel‑level analysis (sch 1; sch 2; cl 2.8).","Extensive heritage schedule listing many individual items and conservation areas creates many bespoke constraints and notification obligations (Schedule 5; cl 5.10).","Cross‑statutory interactions with State Environmental Planning Policies and other Acts (SEPPs prevail where applicable; multiple Acts referenced) require legal cross‑checking (cl 1.9; various notes across clauses).","Several clauses marked 'not adopted' or 'not applicable' and later amendments (sch updates) create interpretive work to determine which model provisions apply locally (various clauses marked 'Not adopted'/'Not applicable'; sch 4 am 2025).","Consent authority centralised to Council but many criteria require qualitative judgement (cl 1.6; cl 2.3(2); cl 5.10), increasing assessment discretion and potential for case‑by‑case variation."],"plain_english_summary":"This Plan sets the zones, permitted uses and detailed development rules for land in Hunters Hill (maps and zones: cl 1.7; cl 2.1–2.3). It determines what development needs council consent and what is exempt or complying, and lists site‑specific permitted uses and heritage items. It directly affects landowners and developers (consent authority: cl 1.6) by shaping building size, subdivision, heritage, biodiversity and foreshore controls (see cl 4.3, 4.4, 5.10, 6.4, 6.6), so it changes costs, compliance burdens and investment incentives."},"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"}},"importantCases":[],"_links":{"self":"/api/acts/hunters-hill-local-environmental-plan-2012","history":"/api/acts/hunters-hill-local-environmental-plan-2012/history","analysis":"/api/acts/hunters-hill-local-environmental-plan-2012/analysis","conflicts":"/api/acts/hunters-hill-local-environmental-plan-2012/conflicts","importantCases":"/api/acts/hunters-hill-local-environmental-plan-2012/important-cases","documents":"/api/acts/hunters-hill-local-environmental-plan-2012/documents"}}