{"id":"nsw:epi-2011-0682","name":"Murray Local Environmental Plan 2011","slug":"murray-local-environmental-plan-2011","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"682 of 2011","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181485,"registerId":"nsw-nsw:epi-2011-0682-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 [Murray Local Environmental Plan 2011](/view/html/inforce/current/epi-2011-0682).","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> > RU5 Village\n> \n> > Residential Zones\n> \n> > R1 General Residential\n> > \n> > R2 Low Density Residential\n> > \n> > R5 Large Lot 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> > Special Purpose Zones\n> \n> > SP1 Special Activities\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> > C3 Environmental Management\n> \n> > Waterway Zones\n> \n> > W1 Natural Waterways\n> > \n> > W2 Recreational Waterways\n> \n> **cl 2.1:** Am 2022 (831), Sch 1.19\\[1\\]; 2024 (453), Sch 1\\[1\\].","sortOrder":14},{"sectionNumber":"pt","sectionType":"part","heading":"Land Use Table","content":"# pt Land Use Table\n\nLand Use Table\n\nNote—\n\nState environmental planning policies, including the following, may be relevant to development on land to which this Plan applies—\n\n> [State Environmental Planning Policy (Housing) 2021](/view/html/inforce/current/epi-2021-0714)\n\n> [State Environmental Planning Policy (Transport and Infrastructure) 2021](/view/html/inforce/current/epi-2021-0732), Chapter 2—relating to infrastructure facilities, including air transport, correction, education, electricity generating works and solar energy systems, health services, ports, railways, roads, waste management and water supply systems\n\n> [State Environmental Planning Policy (Resources and Energy) 2021](/view/html/inforce/current/epi-2021-0731), Chapter 2\n\n> [State Environmental Planning Policy (Resilience and Hazards) 2021](/view/html/inforce/current/epi-2021-0730), Chapter 3\n\n> [State Environmental Planning Policy (Industry and Employment) 2021](/view/html/inforce/current/epi-2021-0723), Chapter 3\n\n> [State Environmental Planning Policy (Primary Production) 2021](/view/html/inforce/current/epi-2021-0729), Chapter 2\n\n**Land Use tbl:** Am 2015 (212), Sch 1 \\[1\\]–\\[12\\]; 2017 (493), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2022 (314), Sch 1; 2022 (831), Sch 1.19\\[2\\]; 2023 (458), Sch 2.59\\[1\\] \\[2\\]; 2024 (453), Sch 1\\[2\\].\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R2 Low Density Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E2 Commercial Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone SP1 Special Activities\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 C3 Environmental Management\n\nZone W1 Natural Waterways\n\nZone W2 Recreational Waterways","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agritourism; Air transport facilities; Airstrips; Animal boarding or training establishments; Aquaculture; Bed and breakfast accommodation; Boat building and repair facilities; Boat launching ramps; Boat sheds; Building identification signs; Business identification signs; Camping grounds; Cellar door premises; Cemeteries; Charter and tourism boating facilities; Community facilities; Correctional centres; Depots; Dwelling houses; Eco-tourist facilities; Environmental facilities; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Freight transport facilities; Heavy industries; Helipads; Home-based child care; Home businesses; Home industries; Home occupations (sex services); Information and education facilities; Intensive livestock agriculture; Jetties; Landscaping material supplies; Mooring pens; Moorings; Open cut mining; Plant nurseries; Recreation areas; Recreation facilities (major); Recreation facilities (outdoor); Roads; Roadside stalls; Rural industries; Rural workers’ dwellings; Secondary dwellings; Storage premises; Turf farming; Veterinary hospitals; Water recreation structures; Water supply systems","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":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":127},{"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/murray-local-environmental-plan-2011) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.\n> \n> Note.\n> \n> When this Plan was made, no land in the zones listed in the Table to subclause (2) was shown on the [Land Reservation Acquisition Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/murray-local-environmental-plan-2011) as the land at that time was held by an authority of the State, a public company or a subsidiary of a public company.","sortOrder":128},{"sectionNumber":"Part 6","sectionType":"part","heading":"Urban release areas","content":"# Part 6 Urban release areas\n\nPart 6 Urban release areas","sortOrder":154},{"sectionNumber":"6","sectionType":"section","heading":"Arrangements for designated State public infrastructure","content":"#### 6 Arrangements for designated State public infrastructure\n\n6.1 Arrangements for designated State public infrastructure\n\n> > (1) The objective of this clause is to require satisfactory arrangements to be made for the provision of designated State public infrastructure before the subdivision of land in an urban release area to satisfy needs that arise from development on the land, but only if the land is developed intensively for urban purposes.\n> \n> > (2) Development consent must not be granted for the subdivision of land in an urban release area if the subdivision would create a lot smaller than the minimum lot size permitted on the land immediately before—\n> > \n> > > (a) in relation to land shown as “NICHOLAS DRIVE” on the [Urban Release Area Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/murray-local-environmental-plan-2011)—10 December 2010, or\n> > \n> > > (b) in relation to land shown as “PERRICOOTA ROAD” on the [Urban Release Area Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/murray-local-environmental-plan-2011)—28 January 2011,\n> > \n> > > (c) in any other case—immediately before the land became, or became part of, an urban release area,\n> > \n> > unless the Director-General has certified that satisfactory arrangements have been made to contribute to the provision of designated State public infrastructure in relation to that lot.\n> \n> > (3) Subclause (2) does not apply to—\n> > \n> > > (a) any lot identified in the certificate as a residue lot, or\n> > \n> > > (b) any lot to be created by a subdivision on land that was the subject of a previous development consent granted in accordance with this clause, or\n> > \n> > > (c) any lot that is proposed in the development application to be reserved or dedicated for public open space, public roads, public utility undertakings, educational facilities or any other public purpose, or\n> > \n> > > (d) a subdivision for the purpose only of rectifying an encroachment on any existing lot.\n> \n> > (4) This clause does not apply to land in an urban release area if all or any part of the land is in a region within the meaning of the Act, Division 7.1, Subdivision 4.\n> \n> **cl 6.1:** Am 2019 (621), Sch 5\\[5\\]; 2023 (554), Sch 1.","sortOrder":155},{"sectionNumber":"Part 7","sectionType":"part","heading":"Additional local provisions","content":"# Part 7 Additional local provisions\n\nPart 7 Additional local provisions","sortOrder":159},{"sectionNumber":"7","sectionType":"section","heading":"Essential services","content":"#### 7 Essential services\n\n7.1 Essential services\n\n> Development consent must not be granted to development unless the consent authority is satisfied that any of the following services that are essential for the proposed development are available or that adequate arrangements have been made to make them available when required—\n> \n> > (a) the supply of water,\n> \n> > (b) the supply of electricity,\n> \n> > (c) the disposal and management of sewage,\n> \n> > (d) stormwater drainage or on-site conservation,\n> \n> > (e) suitable road access.","sortOrder":160},{"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 2015 (10), cl 4; 2019 (151), cl 5; 2019 (345), cl 5 (1).","sortOrder":169},{"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 2015 (212), Sch 1 \\[15\\]; 2022 (831), Sch 1.19\\[9\\].","sortOrder":173},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Business identification signs","content":"#### sch.2-sec Business identification signs\n\nBusiness identification signs\n\n> The construction or installation of a business identification sign on premises, if—\n> \n> > (a) the sign identifies or names the business carried out on the premises, and\n> \n> > (b) the sign is not constructed or installed on a heritage item or draft heritage item (within the meaning of [State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572)), in a heritage conservation area or in a draft heritage conservation area (within the meaning of [State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572)), and\n> \n> > (c) there is only one sign displayed on each street frontage, and\n> \n> > (d) the sign has an area of not more than 0.75m2 (for a sign located in a residential zone) or not more than 2.5m2 (for a sign located in any other zone), and\n> \n> > (e) the sign is not more than 3m above ground level (existing), and\n> \n> > (f) the sign does not include any advertising of goods, products or services, and\n> \n> > (g) in the case of a sign that is illuminated—\n> > \n> > > (i) its means of illumination, including any associated cables, are concealed or integrated within the frame of the sign, and\n> > \n> > > (ii) it is not animated, flashing or moving, and\n> > \n> > > (iii) it complies with AS 4282—1997, Control of the obtrusive effects of outdoor lighting, and\n> \n> > (h) in the case of a sign on a building on land that is within a residential, rural or conservation zone, or is within 50m of and facing toward land that is within one of those zones and that is illuminated, it is only illuminated—\n> > \n> > > (i) if the hours of operation of the business identified on the sign have been approved—during those hours, or\n> > \n> > > (ii) if the hours of operation of the business identified on the sign have not been approved—between 7.00 am and 10.00 pm on any day.","sortOrder":174},{"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":175},{"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":178},{"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 2021 (589), cl 5(1); 2023 (287), cl 4(1) (2); 2023 (436), cl 5; 2025 (132), Sch 1.","sortOrder":179},{"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 2015 (212), Sch 1 \\[16\\]–\\[21\\]; 2020 (677), Sch 1\\[1\\]–\\[4\\].","sortOrder":183},{"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":187},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":189},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":191},{"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":200},{"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":202},{"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":203},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":204}],"analysis":{"summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The plan has been amended more than 50 times since its commencement in December 2011, strongly indicating that its scope, permitted land uses, zoning boundaries, and development standards have evolved substantially from the original instrument. This level of amendment frequency suggests the plan has been progressively expanded or refined well beyond its original intent, though the specific nature of those scope changes cannot be confirmed without access to the substantive provisions."},"complexity_factors":["Over 50 amendments since 2011, meaning the rules have changed repeatedly and tracking current obligations requires care","Standard instrument LEP format incorporates extensive land use zoning tables, permitted/prohibited use lists, and development standards that are highly technical","Interacts with multiple layers of NSW planning law, including the Environmental Planning and Assessment Act 1979 and state-level policies","Only the metadata/status page was provided — the actual substantive provisions (zoning maps, land use tables, development standards) are not visible, making full analysis impossible","Land-specific application means the rules vary property by property depending on zoning, overlays, and mapped attributes","Historical version complexity — with 50+ point-in-time versions, determining what rules applied at a particular date for past decisions is challenging"],"plain_english_summary":"The Murray Local Environmental Plan 2011 is the rulebook that governs land use and development across the Murray Council area — telling you what can be built, where, and under what conditions.\n\nIt affects property owners, residents, farmers, developers and businesses by setting zones, permitted/prohibited uses, approval requirements and design/environmental controls. It’s been amended over 50 times, follows the NSW standard LEP template, is in force from 31 October 2025, and operates under the Environmental Planning and Assessment Act 1979."},"issue_detection":{"absurdities":[],"contradictions":[]},"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"},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The Plan consolidated and replaced earlier local instruments for Murray (cl 1.8) and has been amended over time to add and refine controls. Later insertions and amendments introduced new rules on suspension of covenants (cl 1.9A), flood planning and special flood considerations (cl 5.21–5.22), updated subdivision and strata/community title rules (cl 4.1AA, 4.1A, 4.1B) and recent dual occupancy minimums (cl 4.1C/D, ins. 2025). Those changes extended and updated the Plan’s scope in targeted policy areas (subdivision density, flood risk, heritage and environmental protections)."},"complexity_factors":["Comprehensive zoning and land‑use matrix spanning many zones with detailed permitted, permitted‑with‑consent and prohibited lists (Land Use Table, cl 2.3).","Extensive cross‑instrument dependencies: this Plan is subject to State environmental planning policies and external guidelines (cl 1.9; flood guidance referenced in cl 5.21), so applications must navigate multiple instruments.","High degree of consent authority discretion: many clauses require the consent authority (the Council) to be 'satisfied' about varied matters (cl 1.6; cl 5.10 heritage; cl 5.21 flood; cl 7.5 riparian), increasing case‑by‑case assessment complexity.","Layered subdivision and density rules with multiple exceptions and special cases (minimum lot sizes, strata and community title rules, split‑zone rules, rural exceptions, and new dual occupancy minimums) (cl 4.1, 4.1AA, 4.1A, 4.1B, 4.1C/D, 4.6).","Specific, technical environmental controls for waterways, river banks, riparian land and wetlands with bespoke tests and prohibitions (cl 7.4–7.7, cl 7.5, cl 7.6; cl 3.3 exclusion of sensitive areas).","Detailed heritage regime requiring consents, possible heritage management documents, notifications to the Heritage Council and engagement with Aboriginal communities (cl 5.10).","Exempt and complying development rules cross‑referencing Building Code, BASIX and state SEPPs (Part 3; cl 3.1–3.3; cl 4.6(8)(b)), adding technical compliance obligations for 'fast‑track' development types.","Industry‑specific operational thresholds and location constraints for aquaculture and intensive livestock agriculture (cl 5.19 and Schedule 6; cl 5.18), which impose capacity and siting limits and information requirements.","Transitional and map‑based complexity: the Plan repeals earlier local instruments and depends heavily on multiple maps (Land Zoning, Lot Size, Heritage, Biodiversity, Wetlands, Watercourse, Land Reservation Acquisition) and site‑specific schedules (cl 1.8; cl 1.7; Schs 1–6).","Administrative and compliance burden: frequent requirements for statements of environmental effects, heritage impact assessments, management plans and, for some urban release subdivisions, Director‑General certification of infrastructure arrangements (eg. cl 6.1; cl 5.19(4); cl 5.10(5)–(6))."],"plain_english_summary":"This local environmental plan sets the land‑use rules for the Murray area: it defines zones, lists what uses are permitted or prohibited, and requires development consent for most subdivision, demolition and sensitive activities. It also imposes specific controls for heritage, riverfronts, wetlands, biodiversity, flood risk and certain industries (eg. aquaculture, intensive livestock). The Council is the consent authority; landowners and developers bear approval costs, compliance obligations and any required environmental or heritage studies, while the Council exercises significant discretion in granting or conditioning consents."},"kimi_summary":{"_metrics":{"completionTokens":750},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The legislation appears consistent with its original intent as a local environmental plan for the Murray region. While it has been amended multiple times (particularly for dual occupancy rules, flood planning updates, and aquaculture provisions), these changes represent incremental updates rather than scope expansion beyond local planning controls."},"complexity_factors":["Multiple overlapping zone categories (17 zones across 7 zone groups)","Extensive cross-referencing to external maps (Land Zoning Map, Lot Size Map, Biodiversity Map, Watercourse Map, Heritage Map, Urban Release Area Map)","Nested exceptions and savings provisions (clauses 1.8A, 4.1AA, 4.1A, 4.1B, 4.1C, 4.1D, 4.2, 4.2A, 4.2B, 4.2C, 4.2D)","Conditional logic for development consent based on multiple factors (flood risk, biodiversity, heritage, noise, compatibility with adjoining uses)","Detailed aquaculture schedules with species-specific and zone-specific requirements","Heritage provisions requiring consultation with multiple authorities (Heritage Council, Aboriginal communities)","Flood planning clauses referencing external guidelines and manuals (Considering Flooding in Land Use Planning Guideline, Flood Risk Management Manual)","Multiple amendment references showing evolving legislation (amendments in 2015, 2016, 2017, 2018, 2019, 2020, 2021, 2022, 2023, 2024, 2025)","Clause 4.6 exceptions framework allowing contravention of standards under specific conditions","Urban release area provisions requiring infrastructure certification before subdivision"],"plain_english_summary":"This is the **Murray Local Environmental Plan 2011**, a planning rulebook that controls what can be built and done on land in the Murray region of NSW (covering towns like Moama, Mathoura, and surrounding rural areas).\n\n**What it does:**\n- **Zones land** into categories like rural (farming), residential, commercial, industrial, conservation, and waterways — each with rules about what development is allowed\n- **Sets rules for development** — some activities need council approval (development consent), some don't, and some are banned outright\n- **Protects special areas** — including the Murray and Wakool Rivers, wetlands, biodiversity hotspots, and heritage sites (like the historic Echuca Wharf and Moama's old riverboat precinct)\n- **Controls subdivision** — minimum lot sizes apply, with special rules to stop rural land being broken into small lifestyle blocks\n- **Manages flood risk** — special requirements for building in flood-prone areas\n- **Supports sustainable farming** — including farm stays, agritourism, and rural worker housing\n\n**Who it affects:**\n- **Landowners and farmers** wanting to build, subdivide, or change land use\n- **Developers** building housing or commercial projects\n- **Businesses** in tourism, aquaculture, or food production\n- **The community** — through protections for heritage, rivers, and local character\n\n**Key local features:**\n- Strong protections for the **Murray River** — limited development allowed on riverfront land\n- Support for **tourism and farm-based businesses** alongside traditional agriculture\n- **Dual occupancy rules** — recent changes (2025) added minimum lot sizes for dual occupancies in low-density residential areas\n- **Heritage protection** — covers historic buildings from the riverboat era and early settlement"}},"importantCases":[],"_links":{"self":"/api/acts/murray-local-environmental-plan-2011","history":"/api/acts/murray-local-environmental-plan-2011/history","analysis":"/api/acts/murray-local-environmental-plan-2011/analysis","conflicts":"/api/acts/murray-local-environmental-plan-2011/conflicts","importantCases":"/api/acts/murray-local-environmental-plan-2011/important-cases","documents":"/api/acts/murray-local-environmental-plan-2011/documents"}}