{"id":"nsw:epi-2013-0700","name":"Snowy River Local Environmental Plan 2013","slug":"snowy-river-local-environmental-plan-2013","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"700 of 2013","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181259,"registerId":"nsw-nsw:epi-2013-0700-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 [Snowy River Local Environmental Plan 2013](/view/html/inforce/current/epi-2013-0700).","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":14},{"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> > 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> > C2 Environmental Conservation\n> > \n> > C3 Environmental Management\n> \n> **cl 2.1:** Am 2022 (832), Sch 1.20\\[1\\].","sortOrder":15},{"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 \\[1\\] \\[2\\]; 2018 (488), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2019 (621), Sch 3; 2021 (714), Sch 10.17; 2022 (314), Sch 1; 2022 (350), Sch 2\\[1\\]; 2022 (832), Sch 1.20\\[2\\]; 2023 (458), Sch 2.72.\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 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 C2 Environmental Conservation\n\nZone C3 Environmental Management","sortOrder":31},{"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 launching ramps; Boat sheds; Building identification signs; Business identification signs; Camping grounds; Caravan parks; Cellar door premises; Cemeteries; Charter and tourism boating facilities; Centre-based child care facilities; Community facilities; Crematoria; Depots; Dual occupancies; Dwelling houses; Eco-tourist facilities; Educational establishments; Environmental facilities; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Forestry; Funeral homes; Garden centres; Helipads; Home-based child care; Home businesses; Home industries; Industrial training facilities; Information and education facilities; Intensive livestock agriculture; Intensive plant agriculture; Jetties; Landscaping material supplies; Mooring pens; Moorings; Open cut mining; Places of public worship; Plant nurseries; Recreation areas; Recreation facilities (outdoor); Respite day care centres; Roads; Roadside stalls; Rural industries; Rural supplies; Rural workers’ dwellings; Secondary dwellings; Timber yards; Transport depots; Truck depots; Veterinary hospitals; Water recreation structures; Wharf or boating facilities","sortOrder":34},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Any development not specified in item 2 or 3","sortOrder":35},{"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":96},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":100},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":116},{"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/snowy-river-local-environmental-plan-2013) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \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 1.\n> \n> When this Plan was made no land in the zones listed in the table to subclause (2) was included on the [Land Reservation Acquisition Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/snowy-river-local-environmental-plan-2013).\n> \n> Note 2.\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 the 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":117},{"sectionNumber":"Part 6","sectionType":"part","heading":"Land release areas","content":"# Part 6 Land release areas\n\nPart 6 Land release areas","sortOrder":143},{"sectionNumber":"6","sectionType":"section","heading":"Public utility infrastructure","content":"#### 6 Public utility infrastructure\n\n6.1 Public utility infrastructure\n\n> > (1) Development consent must not be granted for development on land in a land release area unless the Council is satisfied that any public utility infrastructure that is essential for the proposed development is available or that adequate arrangements have been made to make that infrastructure available when it is required.\n> \n> > (2) This clause does not apply to development for the purpose of providing, extending, augmenting, maintaining or repairing any public utility infrastructure.","sortOrder":144},{"sectionNumber":"Part 7","sectionType":"part","heading":"Additional local provisions","content":"# Part 7 Additional local provisions\n\nPart 7 Additional local provisions","sortOrder":146},{"sectionNumber":"7","sectionType":"section","heading":null,"content":"#### 7\n\n7.1 (Repealed)","sortOrder":147},{"sectionNumber":"Part 8","sectionType":"part","heading":"Growth areas","content":"# Part 8 Growth areas\n\nPart 8 Growth areas\n\n**pt 8:** Ins 2022 (350), Sch 2\\[3\\].","sortOrder":158},{"sectionNumber":"8","sectionType":"section","heading":"Definitions","content":"#### 8 Definitions\n\n8.1 Definitions\n\n> In this Part—\n> \n> growth area means land identified as a growth area on the [Growth Areas Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/snowy-river-local-environmental-plan-2013).\n> \n> Growth Areas Map means the [Snowy River Local Environmental Plan 2013 Growth Areas Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/snowy-river-local-environmental-plan-2013).\n> \n> master plan means a master plan approved by the Minister for a growth area.\n> \n> **cl 8.1:** Ins 2022 (350), Sch 2\\[3\\]. Am 2022 (516), Sch 1\\[1\\] \\[2\\].","sortOrder":159},{"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 (350), Sch 2\\[4\\]; 2022 (832), Sch 1.20\\[7\\]; 2023 (118), cl 5.","sortOrder":164},{"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":170},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Advertisements—general requirements","content":"#### sch.2-sec Advertisements—general requirements\n\nAdvertisements—general requirements\n\n> > (1) Must be designed and installed in a manner unlikely to cause danger or injury to persons, structures or vehicles.\n> \n> > (2) Must be designed, located and installed to maintain normal and expected sightlines for vehicular traffic and pedestrian movements.\n> \n> > (3) Must use vandal-resistant materials and surfaces.","sortOrder":171},{"sectionNumber":"sch.2-sec-oc.2","sectionType":"section","heading":"Business identification signs","content":"#### sch.2-sec-oc.2 Business identification signs\n\nBusiness identification signs\n\n> > (1) Does not apply to land under the care or control of the Council (for example, road reserves and public reserves).\n> \n> > (2) Does not include business identification signs for shops.\n> \n> > (3) Must be located wholly within the property it identifies.\n> \n> > (4) Maximum 1 awning sign per business, property or lease.\n> \n> > (5) Maximum size—2m2.\n> \n> > (6) Maximum height of a freestanding sign above ground level—1.8m.\n> \n> > (7) If on a commercial building with no awning—must not extend to more than 4.6m above ground level or the first floor, whichever is lower.\n> \n> > (8) Must not exceed 50% of frontage.\n> \n> > (9) Maximum 1 suspended under-awning sign or projecting wall sign with maximum dimensions 2.5m long × 0.5m high located between 2.7m and 4.6m above ground level.\n> \n> > (10) Must not alter the size of the awning.\n> \n> > (11) Contents, design, size and location of signs must provide equitable opportunities for similar businesses in close proximity.\n> \n> > (12) Must not create signage and advertising clutter and individual message dilution or confusion.\n> \n> > (13) Must use minimal wording, and innovative and recognisable symbols and colours.","sortOrder":172},{"sectionNumber":"sch.2-sec-oc.3","sectionType":"section","heading":"Motor vehicle signs","content":"#### sch.2-sec-oc.3 Motor vehicle signs\n\nMotor vehicle signs\n\n> > (1) Must meet the general requirements for advertisements.\n> \n> > (2) Must not be in or on a motor vehicle parked specifically for the purposes of advertising or promotion.","sortOrder":173},{"sectionNumber":"sch.2-sec-oc.4","sectionType":"section","heading":"Non-commercial events or commemorations","content":"#### sch.2-sec-oc.4 Non-commercial events or commemorations\n\nNon-commercial events or commemorations\n\n> > (1) Must be a single event or ceremony (not including music concerts, dance parties or special entertainment not related to a specific fundraising event) at a temporary location.\n> \n> > (2) Must be located on a public reserve, sports ground, showground or on Crown land, community land, church ground, car parks or the like.\n> \n> > (3) Must not be on private land.\n> \n> > (4) Must hold relevant approvals required under section 68 of the [Local Government Act 1993](/view/html/inforce/current/act-1993-030).","sortOrder":174},{"sectionNumber":"sch.2-sec-oc.5","sectionType":"section","heading":"Public art","content":"#### sch.2-sec-oc.5 Public art\n\nPublic art\n\n> Must be installed on land under the care or control of the Council.","sortOrder":175},{"sectionNumber":"sch.2-sec-oc.6","sectionType":"section","heading":"Public notice signs","content":"#### sch.2-sec-oc.6 Public notice signs\n\nPublic notice signs\n\n> > (1) Must be displayed by a public authority.\n> \n> > (2) Must clearly communicate information or direction about services provided.","sortOrder":176},{"sectionNumber":"sch.2-sec-oc.7","sectionType":"section","heading":"Real estate signs","content":"#### sch.2-sec-oc.7 Real estate signs\n\nReal estate signs\n\n> > (1) Must only indicate that premises, land or business is for sale or lease.\n> \n> > (2) Must be erected on the property or land for sale or lease.\n> \n> > (3) Must be structurally sound for the specific location and instalment method.\n> \n> > (4) Must not be displayed for more than 10 days after sale, lease or auction.\n> \n> > (5) Maximum size for properties being sold or let by private treaty—1.25m long × 1m high.\n> \n> > (6) Maximum size for properties being sold or let by auction and containing only the word “Auction” on the returns—1.85m long × 1.25m high with returns of 180mm.\n> \n> > (7) Maximum size for properties being sold or let as commercial or industrial premises—2.45m long × 1.85m high.","sortOrder":177},{"sectionNumber":"sch.2-sec-oc.8","sectionType":"section","heading":"Signs within a site or building","content":"#### sch.2-sec-oc.8 Signs within a site or building\n\nSigns within a site or building\n\n> Must be a sign not visible from the public domain.","sortOrder":178},{"sectionNumber":"sch.2-sec-oc.9","sectionType":"section","heading":"Temporary signs","content":"#### sch.2-sec-oc.9 Temporary signs\n\nTemporary signs\n\n> > (1) Must be for public or community events, festivals, announcements, celebrations.\n> \n> > (2) Must be attached to structures that are adequate for the specific location and instalment method.\n> \n> > (3) Must not be located on a road verge or other public land.\n> \n> > (4) Must not include commercial advertising other than the names of the event sponsors.\n> \n> > (5) Must not be displayed earlier than 28 days before, or later than 14 days after, the event.\n> \n> > (6) Must not be used in relation to recurring events.","sortOrder":179},{"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":180},{"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":183},{"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 2018 (392), cl 5 (1); 2021 (519), cl 4.","sortOrder":184},{"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 2016 (455), Sch 1 \\[4\\] \\[5\\]; 2022 (350), Sch 2\\[5\\].","sortOrder":188},{"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":191},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":193},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":195},{"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":206},{"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":207},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":208}],"analysis":{"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The plan's scope has evolved considerably from its original 2013 form. With over 40 amendments across 12 years, it is highly likely that permitted land uses, development standards, zone boundaries, and heritage listings have been added to, modified, or removed. The most recent amendment in September 2025 represents the latest adjustment. Without access to the full amendment histories, the precise nature of scope changes cannot be detailed, but the frequency and volume of amendments strongly indicates incremental expansion and refinement of the plan's regulatory coverage beyond its original intent."},"complexity_factors":["Standard instrument LEP format incorporates by reference numerous NSW State-level planning policies and directions, creating a layered regulatory framework that requires cross-referencing multiple documents","Extensive amendment history — over 40 versions since 2013 — means the current rules may differ substantially from earlier versions, and understanding how they evolved requires navigating point-in-time versions","Land zoning maps are integral to the plan but not reproduced in the text, requiring users to consult separate spatial mapping tools to understand what rules apply to their specific property","Interactions between the LEP and State Environmental Planning Policies (SEPPs) — state-level rules that can override or modify local rules — add significant complexity for non-specialists","Technical planning terminology (permissibility, consent requirements, development standards, non-conforming uses) requires specialist knowledge to apply correctly","The plan covers a geographically and environmentally diverse area including alpine, rural, and township land, each with distinct and detailed provisions","Only metadata and status information was provided — the actual operative provisions, zones, and schedules of the plan were not included in the text supplied for analysis"],"plain_english_summary":"The Snowy River Local Environmental Plan 2013 is the zoning and land‑use rulebook for the Snowy River LGA (including Jindabyne). It sets what land can be used for, what developments need council consent, and protections for heritage, environment, height, subdivision and similar controls.\n\nIt affects property owners, buyers, developers, businesses and farmers who want to build, change use or subdivide land. It’s the primary document to check before any development and has been amended over 40 times, most recently September 2025."},"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":[]},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The instrument as published has been amended several times, materially expanding scope since first made (see insertions/amendments such as Part 8 Growth Areas (Ins 2022 (350) Sch 2), community‑title and lot size rules (Am 2022 (832) Sch 1.20; 2022 (350) Sch 2), and updated flood planning provisions (Subst 2023 (609) Sch 1.22)). Those amendments add masterplan-led decision paths, new growth‑area controls and additional map overlays, so the Plan now regulates development types, sequencing and infrastructure requirements beyond the original 2013 framing."},"complexity_factors":["Extensive cross-references to State environmental planning policies and multiple external Acts (heritage, biodiversity, fisheries, local government), increasing interpretive complexity","Large number of zones and a detailed Land Use Table specifying permitted, permitted-with-consent and prohibited uses for each zone","Map‑based controls (zoning, lot sizes, height, FSR, biodiversity, riparian, scenic protection, growth areas) that require spatial analysis to apply","Multiple development pathways: consent, exempt development, complying development, with differing standards and conditions","Numerous exceptions, carve-outs and discretionary clauses (eg. clause 4.6 exceptions to standards; eco‑tourist and intensive livestock rules) that require factual judgements by the consent authority","Procedural requirements: development control plans, master plans, and staged infrastructure availability tests that introduce sequencing and agency coordination","Amendments and transitional/savings provisions (various dates) adding layered historical complexity to which rules apply to existing applications"],"plain_english_summary":"This Plan replaces earlier local environmental plans and sets the zoning, permitted/prohibited uses, consent rules, maps and development standards for land in the Snowy River area. It tells landowners, developers and Snowy Monaro Council what uses need consent, what is exempt or complying, and which environmental, heritage, flood and infrastructure controls apply. It matters because it changes development costs, timing and options, concentrates decision‑making with the Council and Minister (through masterplans), and creates map‑based constraints and exceptions that affect private land use."},"kimi_summary":{"_metrics":{"completionTokens":673},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":true,"description":"The plan has grown significantly through amendments. Originally a standard LEP, it now includes: a dedicated Part 8 for growth areas with master planning requirements (2022); expanded aquaculture controls; additional scenic protection provisions for Lake Eucumbene and Lake Jindabyne (2025); and various savings provisions for pending development applications. The scope has shifted from basic zoning to include sophisticated strategic planning mechanisms for major development areas."},"complexity_factors":["Multiple overlapping zone systems (15 zones) with detailed land use tables","Extensive cross-referencing to maps (Lot Size, Height, Floor Space Ratio, Heritage, Scenic Protection, etc.)","Numerous conditional clauses with exceptions and savings provisions (e.g., clauses 4.1–4.2E on subdivision)","Nested definitions and references to other legislation (SEPPs, Fisheries Management Act, Biodiversity Conservation Act, etc.)","Heritage provisions with multiple assessment triggers and notification requirements","Growth area provisions requiring master plans and development control plans","Aquaculture and intensive livestock provisions with detailed operational requirements","Flood planning clauses referencing external guidelines and manuals","Multiple amendment history notes indicating evolving scope"],"plain_english_summary":"This is a **Local Environmental Plan (LEP)** for the Snowy River area in New South Wales, covering the former Snowy Monaro Regional Council area. It sets the rules for what can be built and how land can be used.\n\n**What it does:**\n\n- **Zones land** into categories like rural (farming, forestry), residential, commercial, industrial, tourist, recreation, and conservation areas. Each zone has specific rules about what development is allowed, requires approval, or is banned.\n\n- **Controls subdivision** — rules about minimum lot sizes, with special provisions for rural areas, villages, and growth areas like Jindabyne. Some flexibility exists for boundary adjustments and rural restructuring.\n\n- **Protects the environment** — special clauses for biodiversity, riparian (riverbank) areas, wetlands, and scenic protection around Lake Eucumbene, Lake Jindabyne, and the eastern approaches to Kosciuszko National Park.\n\n- **Manages heritage** — protects listed heritage items and conservation areas, requiring approval for demolition or changes.\n\n- **Supports tourism** — allows eco-tourism, farm stays, and tourist facilities with conditions to minimise environmental impact.\n\n- **Deals with hazards** — flood planning and bush fire requirements.\n\n- **Growth areas** — special master planning requirements for designated growth areas to ensure coordinated development.\n\n**Who it affects:**\n\n- Landowners, developers, and businesses in the Snowy River area (towns like Jindabyne, Berridale, Adaminaby, Dalgety, and surrounding rural areas).\n\n- Anyone wanting to build, subdivide, or change land use.\n\n**Why it matters:**\n\nIt balances development with protecting the area's natural beauty, agricultural productivity, water catchments, and heritage — particularly important given the region's significance for the Snowy Mountains Scheme, tourism, and Kosciuszko National Park."}},"importantCases":[],"_links":{"self":"/api/acts/snowy-river-local-environmental-plan-2013","history":"/api/acts/snowy-river-local-environmental-plan-2013/history","analysis":"/api/acts/snowy-river-local-environmental-plan-2013/analysis","conflicts":"/api/acts/snowy-river-local-environmental-plan-2013/conflicts","importantCases":"/api/acts/snowy-river-local-environmental-plan-2013/important-cases","documents":"/api/acts/snowy-river-local-environmental-plan-2013/documents"}}