{"id":"nsw:epi-2022-0600","name":"Queanbeyan-Palerang Regional Local Environmental Plan 2022","slug":"queanbeyan-palerang-regional-local-environmental-plan-2022","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"600 of 2022","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181092,"registerId":"nsw-nsw:epi-2022-0600-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 [Queanbeyan-Palerang Regional Local Environmental Plan 2022](/view/html/inforce/current/epi-2022-0600).","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> > RU3 Forestry\n> > \n> > RU5 Village\n> \n> > Residential Zones\n> \n> > R1 General Residential\n> > \n> > R2 Low Density Residential\n> > \n> > R3 Medium Density Residential\n> > \n> > R4 High 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> > 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> > C3 Environmental Management\n> > \n> > C4 Environmental Living\n> \n> > Waterway Zones\n> \n> > W1 Natural Waterways\n> \n> **cl 2.1:** Am 2022 (857), Sch 1.2\\[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 2022 (727), Sch 4.6; 2022 (857), Sch 1.2\\[2\\]; 2023 (458), Sch 2.66\\[1\\]–\\[3\\]; 2025 (546), Sch 2.\n\nZone RU1 Primary Production\n\nZone RU2 Rural Landscape\n\nZone RU3 Forestry\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R2 Low Density Residential\n\nZone R3 Medium Density Residential\n\nZone R4 High 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 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 C3 Environmental Management\n\nZone C4 Environmental Living\n\nZone W1 Natural Waterways","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agritourism; Airstrips; Animal boarding or training establishments; Aquaculture; Backpackers’ accommodation; Bed and breakfast accommodation; Biosolids treatment facilities; Building identification signs; Business identification signs; Caravan parks; Cellar door premises; Cemeteries; Community facilities; Crematoria; Depots; Dual occupancies; Dwelling houses; Eco-tourist facilities; Environmental facilities; Environmental protection works; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Forestry; Function centres; Garden centres; Helipads; Home-based child care; Home industries; Hotel or motel accommodation; Industrial training facilities; Information and education facilities; Intensive livestock agriculture; Intensive plant agriculture; Neighbourhood shops; Open cut mining; Places of public worship; Plant nurseries; Recreation areas; Recreation facilities (outdoor); Restaurants or cafes; Roads; Roadside stalls; Rural industries; Rural workers’ dwellings; Secondary dwellings; Service stations; Sewage treatment plants; Truck depots; Veterinary hospitals; Water recycling facilities; 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":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":141},{"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/queanbeyan-palerang-regional-local-environmental-plan-2022) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.","sortOrder":142},{"sectionNumber":"Part 6","sectionType":"part","heading":"Urban release areas","content":"# Part 6 Urban release areas\n\nPart 6 Urban release areas","sortOrder":168},{"sectionNumber":"6","sectionType":"section","heading":"Concurrence of Planning Secretary","content":"#### 6 Concurrence of Planning Secretary\n\n6.1 Concurrence of Planning Secretary\n\n> > (1) The objective of this clause is to ensure designated State public infrastructure is sufficient to address the impact of intensive subdivision of land in an urban release area.\n> \n> > (2) This clause applies to the subdivision of land in an urban release area if the subdivision would result in a lot that is smaller than the minimum lot size permitted on the land immediately before—\n> > \n> > > (a) for land shown as “Googong” on the [Urban Release Area Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022)—24 December 2009, or\n> > \n> > > (b) for land shown as “South Jerrabomberra” on the [Urban Release Area Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022)—29 March 2019, or\n> > \n> > > (c) otherwise—the land became, or became part of, an urban release area.\n> \n> > (3) Development consent must not be granted to the subdivision unless the consent authority has obtained the concurrence of the Planning Secretary.\n> \n> > (4) In deciding whether to grant concurrence, the Planning Secretary must consider the following—\n> > \n> > > (a) the impact of the subdivision on—\n> > > \n> > > > (i) existing designated State public infrastructure, and\n> > > \n> > > > (ii) the need for additional designated State public infrastructure,\n> > \n> > > (b) the cumulative impact of the subdivision with other development that has been, or is likely to be, carried out in surrounding areas on—\n> > > \n> > > > (i) existing designated State public infrastructure, and\n> > > \n> > > > (ii) the need for additional designated State public infrastructure,\n> > \n> > > (c) the steps taken to address those impacts, including whether a planning agreement has been, or will be, entered into to contribute to designated State public infrastructure.\n> \n> > (5) In deciding whether to grant concurrence, the Planning Secretary must also consult the public authorities that the Planning Secretary considers relevant to the development.\n> \n> > (6) This clause does not apply—\n> > \n> > > (a) if all or part of the land to be subdivided is in a region within the meaning of the Act, Division 7.1, Subdivision 4, or\n> > \n> > > (b) to the subdivision of a lot that is, in the Planning Secretary’s opinion, a residue lot, or\n> > \n> > > (c) to a lot created by a subdivision of land under a previous development consent granted in accordance with—\n> > > \n> > > > (i) this clause, or\n> > > \n> > > > (ii) [Queanbeyan Local Environmental Plan 2012](/view/html/repealed/current/epi-2012-0576), clause 6.1, before its repeal, or\n> > > \n> > > > (iii) [Queanbeyan Local Environmental Plan (South Jerrabomberra) 2012](/view/html/repealed/current/epi-2012-0552), clause 6.1, before its repeal, or\n> > \n> > > (d) to a lot proposed to be reserved or dedicated for public open space, public roads, public utility undertakings, educational establishments or other public purposes, or\n> > \n> > > (e) to subdivision that is only for the purposes of rectifying an encroachment on an existing lot.\n> \n> > (7) In this clause—\n> > \n> > designated State public infrastructure means public facilities or services of the following kinds that are provided or financed by the State, or if provided or financed by the private sector, to the extent of the financial or in-kind contribution by the State—\n> > \n> > > (a) State and regional roads,\n> > \n> > > (b) bus interchanges and bus lanes,\n> > \n> > > (c) rail infrastructure and land,\n> > \n> > > (d) regional parks and public space,\n> > \n> > > (e) social infrastructure and facilities, including schools, hospitals, emergency services and justice facilities.\n> \n> **cl 6.1:** Am 2023 (554), Sch 2.26.","sortOrder":169},{"sectionNumber":"Part 7","sectionType":"part","heading":"Additional local provisions","content":"# Part 7 Additional local provisions\n\nPart 7 Additional local provisions","sortOrder":173},{"sectionNumber":"7","sectionType":"section","heading":"Earthworks","content":"#### 7 Earthworks\n\n7.1 Earthworks\n\n> > (1) The objectives of this clause are—\n> > \n> > > (a) to ensure earthworks for which development consent is required will not have a detrimental impact on environmental functions and processes, neighbouring uses, cultural or heritage items and features of the surrounding land, and\n> > \n> > > (b) to allow earthworks of a minor nature without requiring separate development consent.\n> \n> > (2) Development consent is required for earthworks unless—\n> > \n> > > (a) the work is exempt development under—\n> > > \n> > > > (i) this Plan, or\n> > > \n> > > > (ii) another applicable environmental planning instrument, or\n> > \n> > > (b) the work is ancillary to other development for which development consent has been granted.\n> \n> > (3) In deciding whether to grant development consent for earthworks, or for development involving ancillary earthworks, the consent authority must consider the following matters—\n> > \n> > > (a) the likely disruption of, or the detrimental effect on, drainage patterns and soil stability in the locality of the development,\n> > \n> > > (b) the effect of the development on the likely future use or redevelopment of the land,\n> > \n> > > (c) the quality of the fill or the soil to be excavated, or both,\n> > \n> > > (d) the effect of the development on the existing and likely amenity of adjoining properties,\n> > \n> > > (e) the source of the fill material and the destination of the excavated material,\n> > \n> > > (f) the likelihood of disturbing relics,\n> > \n> > > (g) the proximity to, and potential for adverse impacts on, a waterway, drinking water catchment or environmentally sensitive area,\n> > \n> > > (h) appropriate measures to avoid, minimise or mitigate the impacts of the development.\n> > \n> > Note—\n> > \n> > The [National Parks and Wildlife Act 1974](/view/html/inforce/current/act-1974-080), particularly section 86, deals with harming Aboriginal objects.","sortOrder":174},{"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 2022 (675), cl 4; 2022 (857), Sch 1.2\\[9\\]–\\[12\\]; 2024 (42), Sch 1.34\\[1\\]–\\[4\\]; 2024 (493), Sch 1\\[1\\]; 2024 (516), Sch 1\\[1\\] \\[2\\]; 2025 (690), Sch 1\\[2\\]–\\[4\\].","sortOrder":201},{"sectionNumber":"8","sectionType":"section","heading":"Use of certain land at Googong—Zone R1 General Residential","content":"#### 8 Use of certain land at Googong—Zone R1 General Residential\n\n8 Use of certain land at Googong—Zone R1 General Residential\n\n> > (1) This clause applies to land in Zone R1 General Residential at Googong, identified as “Item 3” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) advertising structures,\n> > \n> > > (b) business premises,\n> > \n> > > (c) food and drink premises,\n> > \n> > > (d) kiosks,\n> > \n> > > (e) markets,\n> > \n> > > (f) office premises,\n> > \n> > > (g) service stations,\n> > \n> > > (h) shops.","sortOrder":209},{"sectionNumber":"9","sectionType":"section","heading":"Use of certain land at Googong Common, Googong","content":"#### 9 Use of certain land at Googong Common, Googong\n\n9 Use of certain land at Googong Common, Googong\n\n> > (1) This clause applies to land at Googong known as “Googong Common”, identified as “Item 4” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) cellar door premises,\n> > \n> > > (b) depots,\n> > \n> > > (c) function centres,\n> > \n> > > (d) garden centres,\n> > \n> > > (e) horticulture,\n> > \n> > > (f) landscaping material supplies,\n> > \n> > > (g) plant nurseries,\n> > \n> > > (h) resource recovery facilities,\n> > \n> > > (i) viticulture,\n> > \n> > > (j) waste or resource transfer stations.","sortOrder":210},{"sectionNumber":"10","sectionType":"section","heading":"Use of land at 19 Mol Crescent, Googong","content":"#### 10 Use of land at 19 Mol Crescent, Googong\n\n10 Use of land at 19 Mol Crescent, Googong\n\n> > (1) This clause applies to Lot 2, DP 826105, 19 Mol Crescent, Googong.\n> \n> > (2) Development for the purposes of a single dwelling house is permitted with development consent.","sortOrder":211},{"sectionNumber":"11","sectionType":"section","heading":"Use of land at 1400 Old Cooma Road, Googong","content":"#### 11 Use of land at 1400 Old Cooma Road, Googong\n\n11 Use of land at 1400 Old Cooma Road, Googong\n\n> > (1) This clause applies to Lot 3, DP 1289562, 1400 Old Cooma Road, Googong.\n> \n> > (2) Development for the purposes of high technology industries is permitted with development consent.","sortOrder":212},{"sectionNumber":"12","sectionType":"section","heading":"Use of land at 229 Wickerslack Lane, Googong","content":"#### 12 Use of land at 229 Wickerslack Lane, Googong\n\n12 Use of land at 229 Wickerslack Lane, Googong\n\n> > (1) This clause applies to Lots 7, 32, 92, 102, 104, 111 and 112, DP 754875 and Lot 2, DP 375866, 229 Wickerslack Lane, Googong.\n> \n> > (2) Development for the purposes of farm buildings is permitted with development consent.","sortOrder":213},{"sectionNumber":"13","sectionType":"section","heading":"Use of land at 250 Lanyon Drive, Jerrabomberra","content":"#### 13 Use of land at 250 Lanyon Drive, Jerrabomberra\n\n13 Use of land at 250 Lanyon Drive, Jerrabomberra\n\n> > (1) This clause applies to Lots 7328–7332, DP 1153148 and Lot 1, DP 1111489, 250 Lanyon Drive, Jerrabomberra, being Crown Land reserved for a cemetery.\n> \n> > (2) Development for the purposes of kiosks is permitted with development consent.","sortOrder":214},{"sectionNumber":"14","sectionType":"section","heading":"Use of land at 59 Cooma Street, Queanbeyan","content":"#### 14 Use of land at 59 Cooma Street, Queanbeyan\n\n14 Use of land at 59 Cooma Street, Queanbeyan\n\n> > (1) This clause applies to Lot 2, DP 815688, 59 Cooma Street, Queanbeyan.\n> \n> > (2) Development for the purposes of business premises and office premises is permitted with development consent.","sortOrder":215},{"sectionNumber":"15","sectionType":"section","heading":"Use of land at 1 Bungendore Road, Queanbeyan East","content":"#### 15 Use of land at 1 Bungendore Road, Queanbeyan East\n\n15 Use of land at 1 Bungendore Road, Queanbeyan East\n\n> > (1) This clause applies to Lot 1, DP 835570, 1 Bungendore Road, Queanbeyan East.\n> \n> > (2) Development for the purposes of take away food and drink premises is permitted with development consent.","sortOrder":216},{"sectionNumber":"16","sectionType":"section","heading":"Use of land at 1 Buttle Street, Queanbeyan East","content":"#### 16 Use of land at 1 Buttle Street, Queanbeyan East\n\n16 Use of land at 1 Buttle Street, Queanbeyan East\n\n> > (1) This clause applies to Lots 1–6, SP 40615, 1 Buttle Street, Queanbeyan East.\n> \n> > (2) Development for the purposes of commercial premises is permitted with development consent.","sortOrder":217},{"sectionNumber":"17","sectionType":"section","heading":"Use of land at 53 Tharwa Road, Queanbeyan West","content":"#### 17 Use of land at 53 Tharwa Road, Queanbeyan West\n\n17 Use of land at 53 Tharwa Road, Queanbeyan West\n\n> > (1) This clause applies to Lot 441, DP 623510, 53 Tharwa Road, Queanbeyan West.\n> \n> > (2) Development for the purposes of hotel or motel accommodation is permitted with development consent.","sortOrder":218},{"sectionNumber":"18","sectionType":"section","heading":"Use of land at 1738 Old Cooma Road, Royalla","content":"#### 18 Use of land at 1738 Old Cooma Road, Royalla\n\n18 Use of land at 1738 Old Cooma Road, Royalla\n\n> > (1) This clause applies to Lots 1 and 2, DP 555380 and Lot 152, DP 754912, 1738 Old Cooma Road, Royalla.\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) dwelling houses, if no more than 2 dwelling houses are erected,\n> > \n> > > (b) farm buildings.","sortOrder":219},{"sectionNumber":"19","sectionType":"section","heading":"Use of land at 1865A Old Cooma Road, Royalla","content":"#### 19 Use of land at 1865A Old Cooma Road, Royalla\n\n19 Use of land at 1865A Old Cooma Road, Royalla\n\n> > (1) This clause applies to Lot 186, DP 754871, 1865A Old Cooma Road, Royalla.\n> \n> > (2) Development for the purposes of dwelling houses is permitted with development consent.","sortOrder":220},{"sectionNumber":"20","sectionType":"section","heading":"Use of land at 101 Alderson Place, Tralee","content":"#### 20 Use of land at 101 Alderson Place, Tralee\n\n20 Use of land at 101 Alderson Place, Tralee\n\n> > (1) This clause applies to the following land at 101 Alderson Place, Tralee—\n> > \n> > > (a) Lots 3, 5, 6, 8, 9, 11 and 12, DP 17224,\n> > \n> > > (b) Lots 9–11, DP 130626,\n> > \n> > > (c) Lot 100, DP 131036,\n> > \n> > > (d) Lot 171, DP 1200349,\n> > \n> > > (e) Lot 1, DP 1001136.\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) farm buildings,\n> > \n> > > (b) for Lot 1, DP 1001136—a single dual occupancy.","sortOrder":221},{"sectionNumber":"21","sectionType":"section","heading":"Use of land at 223A Alderson Place, Tralee","content":"#### 21 Use of land at 223A Alderson Place, Tralee\n\n21 Use of land at 223A Alderson Place, Tralee\n\n> > (1) This clause applies to the part of Lot 2, DP 1039904, 223A Alderson Place, Tralee, that is in Zone C2 Environmental Conservation.\n> \n> > (2) Development for the purposes of a single dwelling house is permitted with development consent.","sortOrder":222},{"sectionNumber":"22","sectionType":"section","heading":"Use of certain land at Queanbeyan","content":"#### 22 Use of certain land at Queanbeyan\n\n22 Use of certain land at Queanbeyan\n\n> > (1) This clause applies to certain land in Zone C2 Environmental Conservation, identified as “Item 9” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022).\n> \n> > (2) Development for the purposes of extensive agriculture is permitted with development consent.","sortOrder":223},{"sectionNumber":"23","sectionType":"section","heading":"Use of certain land adjoining the Goulburn to Bombala Railway Line","content":"#### 23 Use of certain land adjoining the Goulburn to Bombala Railway Line\n\n23 Use of certain land adjoining the Goulburn to Bombala Railway Line\n\n> > (1) This clause applies to land adjoining the Goulburn to Bombala Railway Line, identified as “Item 5” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) advertising structures,\n> > \n> > > (b) hotel or motel accommodation,\n> > \n> > > (c) office premises,\n> > \n> > > (d) pubs,\n> > \n> > > (e) service stations,\n> > \n> > > (f) small bars.","sortOrder":224},{"sectionNumber":"24","sectionType":"section","heading":"Use of certain land at Environa Drive, Jerrabomberra","content":"#### 24 Use of certain land at Environa Drive, Jerrabomberra\n\n24 Use of certain land at Environa Drive, Jerrabomberra\n\n> > (1) This clause applies to the following land in Jerrabomberra, identified as “Item 6” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022)—\n> > \n> > > (a) part of Lot 1, DP 1281781, 100 Environa Drive,\n> > \n> > > (b) Lot 2, DP 1277158, 101 Environa Drive.\n> \n> > (2) Development for the purposes of a single educational establishment is permitted with development consent.","sortOrder":225},{"sectionNumber":"25","sectionType":"section","heading":"Use of certain land at 1187 and 1241 Old Cooma Road, Googong","content":"#### 25 Use of certain land at 1187 and 1241 Old Cooma Road, Googong\n\n25 Use of certain land at 1187 and 1241 Old Cooma Road, Googong\n\n> > (1) This clause applies to the following land at Googong—\n> > \n> > > (a) Lot 126, DP 754881, 1187 Old Cooma Road,\n> > \n> > > (b) Lot 2, DP 112382, 1241 Old Cooma Road.\n> \n> > (2) Development for the purposes of cemeteries is permitted with development consent.","sortOrder":226},{"sectionNumber":"26","sectionType":"section","heading":"Use of certain land in Zone E4","content":"#### 26 Use of certain land in Zone E4\n\n26 Use of certain land in Zone E4\n\n> Development for the purposes of food and drink premises is permitted with development consent on land identified as “Item 7” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022).","sortOrder":227},{"sectionNumber":"27","sectionType":"section","heading":"Use of certain land in Zone E3","content":"#### 27 Use of certain land in Zone E3\n\n27 Use of certain land in Zone E3\n\n> Development for the purposes of restaurants or cafes is permitted with development consent on land identified as “Item 8” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/queanbeyan-palerang-regional-local-environmental-plan-2022).","sortOrder":228},{"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 2025 (690), Sch 1\\[5\\].","sortOrder":229},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"A-frame signs relating to properties","content":"#### sch.2-sec A-frame signs relating to properties\n\nA-frame signs relating to properties\n\n> > (1) Must not obstruct access to the premises or property or to adjacent premises or property.\n> \n> > (2) Maximum display area on each side—1m × 900mm.\n> \n> > (3) Must be stable.\n> \n> > (4) Must be temporary and must only be displayed during opening hours.\n> \n> > (5) Maximum 1 sign per premises or property.\n> \n> > (6) If it relates to the sale, auction or lease of a property—must only contain directions to the location of the property.","sortOrder":230},{"sectionNumber":"sch.2-sec-oc.2","sectionType":"section","heading":"Bus shelter advertising","content":"#### sch.2-sec-oc.2 Bus shelter advertising\n\nBus shelter advertising\n\n> > (1) Must not extend beyond the perimeter of the bus shelter.\n> \n> > (2) Maximum 1 advertising panel per bus shelter, but the panel may have an advertisement on each side.\n> \n> > (3) Must not be illuminated.\n> \n> > (4) Must be installed by or on behalf of a public authority.","sortOrder":231},{"sectionNumber":"sch.2-sec-oc.3","sectionType":"section","heading":"Evaporative cooling units—roof mounted","content":"#### sch.2-sec-oc.3 Evaporative cooling units—roof mounted\n\nEvaporative cooling units—roof mounted\n\n> > (1) Must be for residential uses only.\n> \n> > (2) Must be located at least 3m from each side boundary.\n> \n> > (3) Must not be higher than 1.8m above the highest point of the roof of the building on which it is mounted.\n> \n> > (4) Must be constructed or installed so that the roof remains weather proofed.\n> \n> > (5) Must not involve work that reduces the structural integrity of the building.\n> \n> > (6) Must be designed to operate—\n> > \n> > > (a) during peak time—at a noise level at or less than 5dB(A) above the ambient background noise level measured at a property boundary, or\n> > \n> > > (b) during off peak time—at a noise level that is not audible in habitable rooms of adjoining residences.\n> \n> > (7) If located on bush fire prone land—\n> > \n> > > (a) must be constructed of non-combustible material, and\n> > \n> > > (b) be adequately sealed or protected to prevent the entry of embers.\n> \n> > (8) If constructed or installed in a heritage conservation area or a draft heritage conservation area—must be located in the rear yard and must not be visible from a public road.\n> \n> > (9) Must not be constructed or installed on or in a heritage item.","sortOrder":232},{"sectionNumber":"sch.2-sec-oc.4","sectionType":"section","heading":"Farm dams in Zone RU1","content":"#### sch.2-sec-oc.4 Farm dams in Zone RU1\n\nFarm dams in Zone RU1\n\n> > (1) Must have a way of managing water overflow.\n> \n> > (2) Must be a minimum of 50m from the boundary of each property.\n> \n> > (3) Must not involve works within 40m of the bank of a named watercourse.\n> \n> > (4) Must not contain a spillway more than 1m in height.","sortOrder":233},{"sectionNumber":"sch.2-sec-oc.5","sectionType":"section","heading":"Fixed freestanding information signs","content":"#### sch.2-sec-oc.5 Fixed freestanding information signs\n\nFixed freestanding information signs\n\n> > (1) Must be installed on land in an urban release area.\n> \n> > (2) Must be installed by or on behalf of the Council.\n> \n> > (3) Must be installed on land owned or held by the Council.\n> > \n> > Note—\n> > \n> > Under the [Roads Act 1993](/view/html/inforce/current/act-1993-033), section 138(1)(a), a person must not erect a structure or carry out a work in, on or over a public road otherwise than with the consent of the appropriate roads authority.\n> \n> > (4) Must not obstruct access to a premises or property or to adjacent premises or property.\n> \n> > (5) Maximum display area—1.5m high × 1.2m wide.\n> \n> > (6) Must be removed within 2 years of the day of installation, or a later date agreed to by the Council.","sortOrder":234},{"sectionNumber":"sch.2-sec-oc.6","sectionType":"section","heading":"Property identification signs in rural and conservation zones","content":"#### sch.2-sec-oc.6 Property identification signs in rural and conservation zones\n\nProperty identification signs in rural and conservation zones\n\n> > (1) Must be located wholly within the property boundary.\n> \n> > (2) Maximum display area—1.5m2 and 2m high.\n> \n> > (3) Must not cause interference with local traffic conditions or impede the line of sight for traffic.\n> \n> > (4) Must be erected adjacent to the property entrance.\n> \n> > (5) Maximum 1 sign per property.","sortOrder":235},{"sectionNumber":"sch.2-sec-oc.7","sectionType":"section","heading":"Street art","content":"#### sch.2-sec-oc.7 Street art\n\nStreet art\n\n> > (1) Must not be located on a heritage item or within a heritage conservation area.\n> \n> > (2) Must not protrude more than 30mm from a wall or other surface.\n> \n> > (3) Must not constitute signage.\n> \n> > (4) Must not contain material that—\n> > \n> > > (a) discriminates against or vilifies any person or group, or\n> > \n> > > (b) is offensive or sexually explicit.\n> \n> > (5) In this clause—\n> > \n> > street art means art that is—\n> > \n> > > (a) painted, marked or otherwise affixed to the outside of a building, and\n> > \n> > > (b) visible from a public place, within the meaning of the [Local Government Act 1993](/view/html/inforce/current/act-1993-030).\n> \n> Note—\n> \n> Street art may only be carried out subject to requirements to obtain the approval of a statutory authority or the owner of the building on which the street art is located. See also the [Graffiti Control Act 2008](/view/html/inforce/current/act-2008-100), Part 2 for graffiti related offences.","sortOrder":236},{"sectionNumber":"sch.2-sec-oc.8","sectionType":"section","heading":"Street banners and sails on or over roads","content":"#### sch.2-sec-oc.8 Street banners and sails on or over roads\n\nStreet banners and sails on or over roads\n\n> Must be installed by or on behalf of the Council or Transport for NSW.","sortOrder":237},{"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":238},{"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":241},{"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 2024 (3), Sch 1; 2024 (516), Sch 1\\[3\\]; 2026 (78), Sch 1.","sortOrder":242},{"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 2024 (493), Sch 1\\[2\\]; 2025 (135), Sch 1\\[4\\]; 2025 (195), Sch 1; 2025 (690), Sch 1\\[6\\]–\\[13\\].","sortOrder":246},{"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":250},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":252},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":254}],"analysis":{"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"},"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"completionTokens":923},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The legislation appears consistent with its original intent as a comprehensive local environmental plan for the Queanbeyan-Palerang region. The 2025 amendments (noted in clause histories) appear to be minor updates rather than significant scope expansion — adding specific provisions for South Jerrabomberra Regional Jobs Precinct and arts/cultural activity aims, which align with the plan's existing framework for managing urban growth and community facilities."},"complexity_factors":["21 distinct land use zones with detailed permitted/prohibited use tables","Multiple overlay provisions (heritage, biodiversity, flood, aircraft noise, scenic protection) that apply across zones","Complex subdivision rules with 9 different clauses (4.1, 4.1AA, 4.1A, 4.1B, 4.1C, 4.1D, 4.1E, 4.2, 4.2A) with varying lot size requirements and averaging provisions","Extensive cross-referencing to State Environmental Planning Policies and other legislation","Over 500 individually listed heritage items with specific property descriptions and significance ratings","Multiple map-based controls (Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map, Terrestrial Biodiversity Map, Drinking Water Catchment Map, etc.) that must be read together","Conditional exemptions and nested exceptions (e.g., clause 1.9A suspending covenants with 9 specific exceptions)","Site-specific additional permitted uses in Schedule 1 (27 separate clauses for particular properties)","Aquaculture provisions with separate intensive/extensive classifications and operational requirements","Urban release area provisions requiring concurrence from Planning Secretary and development control plans"],"plain_english_summary":"**What this plan does:**\n\nThis is the main planning rulebook for the **Queanbeyan-Palerang Regional Council area** in New South Wales. It replaced seven older planning instruments in 2022 and tells landowners, developers, and the Council what can be built where.\n\n**Key things it covers:**\n\n- **Land use zones** — The plan divides land into 21 different zones (like RU1 Primary Production, R1 General Residential, E2 Commercial Centre, C2 Environmental Conservation). Each zone has a list of what development is allowed without approval, what needs Council approval, and what's banned.\n\n- **Development rules** — Sets minimum lot sizes for subdivisions, maximum building heights, and floor space ratios (how much building you can put on a site). Special rules apply near Canberra Airport, national parks, waterways, and areas with heritage value.\n\n- **Heritage protection** — Lists over 500 heritage items (buildings, sites, objects) and two heritage conservation areas (Braidwood and Queanbeyan). Altering or demolishing these requires special approval.\n\n- **Environmental safeguards** — Extra protections for drinking water catchments, biodiversity areas, riparian land (near waterways), flood-prone land, and scenic areas.\n\n- **Rural and agricultural uses** — Special provisions for farm stays, farm gate premises, intensive livestock, and rural workers' dwellings, with limits to prevent conflicts with residential areas.\n\n- **Urban release areas** — Special rules for new suburbs at Googong and South Jerrabomberra, requiring infrastructure plans and State government concurrence for subdivisions.\n\n- **Exempt and complying development** — Some minor works (like certain signs, farm dams, evaporative cooling units) can proceed without approval if they meet standards. Other straightforward developments can use a faster \"complying development\" approval.\n\n**Who it affects:**\nAnyone wanting to build, subdivide, or change land use in the Queanbeyan-Palerang area — from homeowners putting up a shed to developers building new suburbs. The Council uses this plan to decide whether to grant development consent.\n\n**Why it matters:**\nThis plan shapes how the region grows — protecting rural character and environmental values while allowing housing and economic development. It balances local needs with regional pressures (especially from nearby Canberra) and ensures infrastructure keeps pace with growth."},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"While the original 2022 LEP consolidated and replaced prior planning instruments for the Queanbeyan-Palerang region, the 22+ amendments since commencement indicate the scope has been progressively adjusted — likely expanding permissible uses in certain zones, rezoning specific parcels of land, and updating development standards in response to housing policy pressures, infrastructure changes, and site-specific rezoning requests. This pattern of frequent amendment is typical of regional LEPs but does represent ongoing scope evolution beyond the original instrument."},"complexity_factors":["Standard LEP framework is inherently complex, involving multiple land use zones each with different permitted, permissible, and prohibited uses","Heavily reliant on external maps and spatial data (zoning maps, heritage maps, flood maps) not reproduced in the text itself","Interacts with and must be read alongside the Environmental Planning and Assessment Act 1979 and the Standard Instrument (Local Environmental Plans) Order 2006","Covers a large and geographically diverse area combining urban, peri-urban, and rural land with different rules applying across different zones","High amendment frequency (22+ versions in under 4 years) means the operative rules have changed repeatedly, creating risk of relying on outdated information","Contains numerous site-specific and locality-specific provisions that require cross-referencing between text, schedules, and maps","Only the metadata and status information was provided — the full substantive provisions of the LEP were not included in the text, limiting full analysis"],"plain_english_summary":"The Queanbeyan-Palerang Regional Local Environmental Plan 2022 is the legally binding land‑use rulebook for Queanbeyan, Bungendore, Braidwood and surrounding areas. It zones every parcel and sets what development, building standards, environmental protections and land uses are allowed or prohibited.\n\nIt matters to property owners, buyers, developers, businesses and farmers because council uses it to decide approvals — and it has been amended frequently (22 times), so always check the current version."},"flash_summary":{"complexity_score":8,"scope_assessment":{"changed":true,"description":"This instrument is not merely a re‑statement of prior local plans; it consolidates and replaces multiple earlier local environmental plans for the constituent council areas (see cl 1.8 which repeals predecessor LEPs) and adds a significant set of local, map‑based and parcel‑specific controls and schedules. Compared with a simple consolidation, the Plan expands scope by: (a) inserting bespoke additional permitted uses for particular lots (Schedule 1) that grant location‑specific development rights; (b) creating targeted urban release area processes and state concurrence requirements (Part 6, cl 6.1–6.4); (c) including a suspension‑of‑covenants clause (cl 1.9A) that changes the interaction between private agreements and planning authorisations; and (d) adding location‑specific local clauses (cl 7.24–7.27 and others). Those additions go beyond pure harmonisation and introduce new substantive permissions, constraints and procedural requirements that alter the Plan’s practical scope relative to an original, purely consolidating intent."},"complexity_factors":["Extensive length covering whole LEP framework across many topics (zoning, subdivision, heritage, environment, urban release areas, schedules).","Large number of zones listed in cl 2.1 (around 20+ distinct zone types across rural, residential, employment, conservation and special purpose categories).","Multiple bespoke maps referenced (Land Zoning Map, Land Application Map, Lot Size Map, Lot Averaging Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map, Terrestrial Biodiversity Map, Drinking Water Catchment Map, Riparian Lands and Watercourses Map, Local Clauses Map, Urban Release Area Map, Secondary Dwelling and Dual Occupancy Map, Active Street Frontages Map, among others) — practical effect depends on map detail (cl 1.7 and many clauses).","Numerous schedules with location‑specific permissions and technical standards (Schedule 1: Additional permitted uses; Schedule 2: Exempt development; Schedule 6: Aquaculture technical standards).","Extensive cross‑references to other State instruments and Acts (SEPPs, Planning Act, Biodiversity Conservation Act, Fisheries Management Act, Local Government Act, BASIX and external Guidelines) increasing conditional logic and external dependencies (cl 1.9; cl 5.19; cl 5.21).","Complex subdivision rules with nested exceptions: minimum lot size rules (cl 4.1), strata/community title exceptions (cl 4.1(4)), lot averaging and special local rules (cl 4.1D–4.1E), plus urban release concurrence (cl 6.1).","Exceptions to development standards clause with substantive limits and record‑keeping obligations (cl 4.6) and exclusions for particular standards (eg BASIX, cl 4.6(8)).","Large heritage schedule (Schedule 5) listing hundreds of heritage items and detailed procedural steps for assessment, notifications and possible conservation incentives (cl 5.10 and Schedule 5).","Multiple local clauses that create one‑off rules for specific parcels (cl 7.24–7.27 and many Schedule 1 items) — increases case‑by‑case complexity for affected landowners.","Several detailed technical, operational and threshold conditions (aquaculture discharge rules, intensive livestock thresholds, noise standards, flood/climate change considerations) that require technical evidence and specialist assessment (cl 5.19, cl 5.18, cl 5.21)."],"plain_english_summary":"**What this plan does (mechanics first)**\n\n- Establishes the land-use rules that apply across the Queanbeyan‑Palerang Regional local government area: zoning, what uses are permitted or prohibited, and what development needs council approval (development consent). (See cl 1.3; Part 2 and the Land Use Table.)\n\n- Fixes mapped development controls: lot sizes, building heights, floor space ratios and special local maps (for example Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Heritage Map and a number of local clause maps). Those maps determine many of the plan’s practical effects. (See cl 1.7, cl 4.3, cl 4.4, cl 4.1 and multiple map references.)\n\n- Sets subdivision and housing rules: subdivision generally requires consent; minimum lot sizes and special rules for strata, community title and specific local areas; limits on where secondary dwellings and dual occupancies are allowed. (See cl 2.6, cl 4.1–4.1C, cl 4.1B.)\n\n- Identifies exempt and complying development (small, low‑impact works that do not need full development consent) and attaches standards and conditions in Schedules 2 and 3. (See Part 3 and Schedules 2–3.)\n\n- Prescribes environmental, heritage and hazard controls that must be considered before consent is granted: biodiversity, riparian buffers, drinking‑water catchments, flood risk and bushfire considerations, scenic protection, slopes and erosion, salinity. (See cl 7.2–7.7, cl 5.21, cl 5.11, cl 7.14.)\n\n- Provides heritage protection: lists heritage items, conservation areas and archaeological sites and requires consent for demolition or work that would affect those values; consent authorities may require heritage assessments or management plans. (See cl 5.10 and Schedule 5.)\n\n- Controls specific industries and land uses locally: aquaculture (detailed operational and site requirements in Schedule 6), intensive livestock thresholds, farm stay and farm gate uses, quarry, airport and defence buffers, and other local constraints and permissions. (See cl 5.19, cl 5.18, cl 5.24–5.25, cl 7.16–7.17.)\n\n- Sets urban release area rules (Googong, South Jerrabomberra): requires infrastructure availability, staged development control plans, Planning Secretary concurrence for certain intensive subdivisions and other special controls. (See Part 6, cl 6.1–6.4.)\n\n- Addresses public land: classifies or reclassifies specified parcels as operational or community land, and identifies the State authority for owner‑initiated acquisitions for mapped reserve uses. (See cl 5.1–5.2 and Schedule 4.)\n\n- Contains a clause that, in limited fashion, suspends private covenants, agreements or similar instruments that would prevent development authorised by this plan — but excludes a long list of statutory conservation and Crown instruments and does not affect public authority interests. (See cl 1.9A.)\n\n- Includes a specific rule preventing consent authorities from refusing licensed premises on the basis of the type or performance of music, provided noise can be managed to an acceptable level. (See cl 5.20.)\n\n\n**Who it affects**\n\n- Landowners and developers: their ability to subdivide, build, change use, or carry out works is governed by the zoning, mapped limits, minimum lot sizes and local clauses (consent required for most material changes). (See Part 2; cl 4.1; cl 2.6.)\n- Queanbeyan‑Palerang Regional Council: acts as the primary consent authority, administering applications, imposing conditions, and enforcing the Plan. (See cl 1.6.)\n- State agencies and the Planning Secretary: play a deciding or consultative role for state infrastructure, urban release areas and some concurrence processes (eg Planning Secretary concurrence for intensifying urban release subdivisions). (See cl 6.1; cl 5.1.)\n- Businesses and community organisations: must comply with use‑specific controls (for example cafes, industrial outlets, licensed premises) and with noise, heritage and environmental standards. (See Land Use Table and cl 5.20.)\n- Aboriginal communities and heritage stakeholders: development affecting known Aboriginal places or listed heritage items triggers notification, assessment and special consent requirements. (See cl 5.10(8) and Schedule 5.)\n\n\n**Why it matters (policy rationale stated, then tested against costs, incentives and trade‑offs)**\n\nOfficially the Plan exists to make local environmental planning provisions for the local area and to achieve listed planning aims such as protecting biodiversity, heritage and scenic values, guiding housing diversity and ensuring infrastructure‑compatible urban growth (see cl 1.2). Those are the Plan’s stated objectives.\n\nMechanically, the Plan does three things that change economic and private choices:\n\n- It allocates rights and constraints by maps and zones. That converts open‑ended property rights into a menu of permitted uses, consented uses and prohibitions (Part 2 and Land Use Table). Who pays: landowners and developers bear compliance costs and any reductions in developable value. Who decides: Council, sometimes with State concurrence (cl 1.6; cl 6.1). Behaviour change: developers will locate and design projects to fit zone rules, and may avoid areas with restrictive maps.\n\n- It creates regulatory thresholds and prescriptive technical rules (minimum lot sizes, heights, FSR, environmental buffer distances, aquaculture and livestock thresholds). Those standards reduce uncertainty in planning outcomes but impose compliance costs and limit subdivision or densification options (cl 4.1, cl 4.3, cl 4.4, cl 5.19, cl 5.18). Trade‑offs: protect environmental and amenity values at the cost of constraining supply or raising transaction costs for infill or redevelopment.\n\n- It centralises decision discretion in the consent authority but also provides flexibility mechanisms (exceptions to standards, cl 4.6) and statutory overrides (suspension of some private covenants, cl 1.9A). That combination means the Council has significant gatekeeping power; developers can seek departures but must demonstrate environmental planning grounds (cl 4.6(3)). Costs and risks: administrative discretion and case‑by‑case assessments can create delay and uncertainty; however the exceptions clause allows for context‑sensitive outcomes.\n\nSpecific incentive and distributional notes grounded in the text:\n\n- Concentrated benefits and targeted permissions: Schedule 1 lists additional permitted uses applying only to particular lots (for example specific permissions at Googong, Bungendore, particular lots in Queanbeyan). Those create concentrated advantages to specific landowners and developers (Schedule 1). The mechanism is explicit location‑based permissions.\n\n- Diffuse costs: environmental and scenic protections (cl 7.2–7.4, cl 7.14) impose constraints that lower the development potential across many rural and conservation lands; those limits impose opportunity costs on many landholders but deliver public environmental goods.\n\n- Infrastructure and timing risk: urban release area clauses require staged delivery and adequate public utility infrastructure before development proceeds (cl 6.2–6.3) and, for more intensive subdivision, Planning Secretary concurrence (cl 6.1). That reduces fiscal and service‑capacity risk but adds a coordination step that can delay development and raises the transaction costs for developers.\n\n- Heritage and Aboriginal protections add procedural steps (heritage management documents, notification of Aboriginal communities, referral to Heritage Council) which increase assessment time and compliance cost for affected developments (cl 5.10(5)–(9)).\n\n- Regulatory substitution effects: the Plan’s prohibitions and permitted uses steer particular activities into particular zones (for example industrial uses steered toward E3/E4; retail limits in E3 to protect centre hierarchy), which shapes where investment locates and can raise land values in permitted areas while reducing them in restricted areas (see Land Use Table and zone objectives).\n\n- Legal risk and certainty: the Plan cross‑refers to many State policies, external guidelines and other Acts (eg SEPPs, BASIX, Fisheries and Biodiversity Acts). Effective compliance depends on those external instruments and technical maps being current and consistently applied (see cl 1.9 and cl 5.21). That increases complexity and implementation risk.\n\n\n**Practical points of attention for users**\n\n- The maps are critical: outcomes turn on the various maps referenced throughout the Plan (see cl 1.7 and map references across the document). Small mapping differences materially change the permitted uses and standards.\n\n- If you are seeking an exception to a development standard, the Plan requires written grounds and a record of the consent authority’s assessment (cl 4.6(3)–(4)).\n\n- The Plan contains tailored local rules that can be highly location‑specific (Schedules 1, 4 and 5; cl 7.24–7.27). Check whether a parcel is the subject of any local clause or additional permitted use before assuming base‑zone rules apply.\n\n- The suspension of private covenants (cl 1.9A) can change the relevance of private instruments to development, but the clause explicitly preserves many statutory conservation instruments and public authority rights.\n\n"}},"importantCases":[],"_links":{"self":"/api/acts/queanbeyan-palerang-regional-local-environmental-plan-2022","history":"/api/acts/queanbeyan-palerang-regional-local-environmental-plan-2022/history","analysis":"/api/acts/queanbeyan-palerang-regional-local-environmental-plan-2022/analysis","conflicts":"/api/acts/queanbeyan-palerang-regional-local-environmental-plan-2022/conflicts","importantCases":"/api/acts/queanbeyan-palerang-regional-local-environmental-plan-2022/important-cases","documents":"/api/acts/queanbeyan-palerang-regional-local-environmental-plan-2022/documents"}}