{"id":"nsw:epi-2011-0335","name":"Sydney Local Environmental Plan (Glebe Affordable Housing Project) 2011","slug":"sydney-local-environmental-plan-glebe-affordable-housing-project-2011","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"335 of 2011","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181515,"registerId":"nsw-nsw:epi-2011-0335-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\n\nNote—\n\nThe [Standard Instrument (Local Environmental Plans) Order 2006](/view/html/inforce/current/epi-2006-0155) sets out matters to be included in standard local environmental plans. While this Plan is not a standard local environmental plan, standard clauses have been included in this Plan and the clause numbering from that Order has been retained. This means that the numbering in this Plan may contain some gaps. If additional provisions have been inserted they are numbered accordingly.","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 [Sydney Local Environmental Plan (Glebe Affordable Housing Project) 2011](/view/html/inforce/current/epi-2011-0335).","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":12},{"sectionNumber":"2","sectionType":"section","heading":"Land use zones","content":"#### 2 Land use zones\n\n2.1 Land use zones\n\n> The land use zones under this Plan are as follows—\n> \n> > Residential Zones\n> \n> > R1 General Residential","sortOrder":13},{"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 (726), Sch 2.6 \\[1\\]; 2022 (72), Sch 1.57\\[1\\]; 2022 (629), Sch 3.20\\[1\\].\n\nZone R1 General Residential","sortOrder":26},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Attached dwellings; Bed and breakfast accommodation; Boarding houses; Centre-based child care facilities; Community facilities; Dwelling houses; Food and drink premises; Group homes; Home-based child care; Home industries; Home occupations (sex services); Hostels; Jetties; Markets; Multi dwelling housing; Neighbourhood shops; Places of public worship; Residential flat buildings; Respite day care centres; Roads; Roadside stalls; Semi-detached dwellings; Seniors housing; Shops; Shop top housing; Any other development not specified in item 2 or 4","sortOrder":29},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Agriculture; Air transport facilities; Airstrips; Amusement centres; Animal boarding or training establishments; Boat building and repair facilities; Boat launching ramps; Camping grounds; Car parks; Caravan parks; Charter and tourism boating facilities; Commercial premises; Crematoria; Depots; Eco-tourist facilities; Entertainment facilities; Environmental protection works; Exhibition villages; Extractive industries; Farm buildings; Forestry; Freight transport facilities; Function centres; Heavy industrial storage establishments; Helipads; Highway service centres; Industrial retail outlets; Industrial training facilities; Industries; Mooring pens; Moorings; Mortuaries; Open cut mining; Passenger transport facilities; Port facilities; Recreation facilities (major); Recreation facilities (outdoor); Registered clubs; Research stations; Restricted premises; Rural industries; Rural supplies; Service stations; Sewerage systems; Sex service premises; Storage premises; Tourist and visitor accommodation; Transport depots; Truck depots; Vehicle body repair workshops; Vehicle repair stations; Veterinary hospitals; Warehouse or distribution centres; Waste or resource management facilities; Water recreation structures; Water supply systems; Wharf or boating facilities; Wholesale supplies","sortOrder":30},{"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":31},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":35},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":43},{"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/sydney-local-environmental-plan-glebe-affordable) (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> > Note—\n> > \n> > When this Plan was made, it did not include Zones RE1, SP2 or C1.\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 included on the [Land Reservation Acquisition Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/sydney-local-environmental-plan-glebe-affordable).\n> \n> **cl 5.1:** Am 2019 (621), Sch 4.1\\[9\\] \\[10\\]; 2020 No 30, Sch 4.102\\[1\\]; 2024 (42), Sch 1.42.","sortOrder":44},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":62},{"sectionNumber":"6","sectionType":"section","heading":"Acid sulfate soils","content":"#### 6 Acid sulfate soils\n\n6.1 Acid sulfate soils\n\n> > (1) The objective of this clause is to ensure that development does not disturb, expose or drain acid sulfate soils and cause environmental damage.\n> \n> > (2) Development consent is required for the carrying out of works described in the Table to this subclause on land shown on the [Acid Sulfate Soils Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/sydney-local-environmental-plan-glebe-affordable) as being of the class specified for those works.\n> > \n> > | Class of land | Works |\n> > | 1 | Any works. |\n> > | 2 | Works below the natural ground surface.Works by which the watertable is likely to be lowered. |\n> > | 3 | Works more than 1 metre below the natural ground surface.Works by which the watertable is likely to be lowered more than 1 metre below the natural ground surface. |\n> > | 4 | Works more than 2 metres below the natural ground surface.Works by which the watertable is likely to be lowered more than 2 metres below the natural ground surface. |\n> > | 5 | Works within 500 metres of adjacent Class 1, 2, 3 or 4 land that is below 5 metres Australian Height Datum and by which the watertable is likely to be lowered below 1 metre Australian Height Datum on adjacent Class 1, 2, 3 or 4 land. |\n> \n> > (3) Development consent must not be granted under this clause for the carrying out of works unless an acid sulfate soils management plan has been prepared for the proposed works in accordance with the Acid Sulfate Soils Manual and has been provided to the consent authority.\n> \n> > (4) Despite subclause (2), development consent is not required under this clause for the carrying out of works if—\n> > \n> > > (a) a preliminary assessment of the proposed works prepared in accordance with the Acid Sulfate Soils Manual indicates that an acid sulfate soils management plan is not required for the works, and\n> > \n> > > (b) the preliminary assessment has been provided to the consent authority and the consent authority has confirmed the assessment by notice in writing to the person proposing to carry out the works.\n> \n> > (5) Despite subclause (2), development consent is not required under this clause for the carrying out of any of the following works by a public authority (including ancillary work such as excavation, construction of access ways or the supply of power)—\n> > \n> > > (a) emergency work, being the repair or replacement of the works of the public authority required to be carried out urgently because the works have been damaged, have ceased to function or pose a risk to the environment or to public health and safety,\n> > \n> > > (b) routine maintenance work, being the periodic inspection, cleaning, repair or replacement of the works of the public authority (other than work that involves the disturbance of more than 1 tonne of soil),\n> > \n> > > (c) minor work, being work that costs less than $20,000 (other than drainage work).\n> \n> > (6) Despite subclause (2), development consent is not required under this clause to carry out any works if—\n> > \n> > > (a) the works involve the disturbance of less than 1 tonne of soil, such as occurs in carrying out agriculture, the construction or maintenance of drains, extractive industries, dredging, the construction of artificial water bodies (including canals, dams and detention basins), foundations or flood mitigation works, or\n> > \n> > > (b) the works are not likely to lower the watertable.","sortOrder":63},{"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(When this Plan was made this Schedule was blank)","sortOrder":69},{"sectionNumber":"Schedule 2","sectionType":"schedule","heading":"Exempt development","content":"# Schedule 2 Exempt development\n\nSchedule 2 Exempt development\n\n(Clause 3.1)\n\nNote 1—\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies exempt development under that Policy. The Policy has State-wide application. This Schedule contains additional exempt development not specified in that Policy.\n\nNote 2—\n\nExempt development may be carried out without the need for development consent under the Act. Such development is not exempt from any approval, licence, permit or authority that is required under any other Act and adjoining owners’ property rights and the common law still apply.\n\n**sch 2:** Am 2017 (751), Sch 1.2; 2020 No 30, Sch 4.102\\[2\\]","sortOrder":70},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Street art","content":"#### sch.2-sec Street art\n\nStreet art\n\n> > (1) Must not project more than 30mm from a wall or other surface.\n> \n> > (2) Must not constitute signage.\n> > \n> > Note—\n> > \n> > Signage includes advertisements and advertising structures.\n> \n> > (3) Must not be located on a heritage item or within a heritage conservation area.\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, street art means art that is painted, marked or otherwise affixed to the outside of a building and that is 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 the owner of the building on which the street art is located or any statutory authorities (such as Transport for NSW). See also Part 2 of the [Graffiti Control Act 2008](/view/html/inforce/current/act-2008-100) for graffiti related offences.","sortOrder":71},{"sectionNumber":"Schedule 3","sectionType":"schedule","heading":"Complying development","content":"# Schedule 3 Complying development\n\nSchedule 3 Complying development\n\n(Clause 3.2)\n\nNote—\n\n[State Environmental Planning Policy (Exempt and Complying Development Codes) 2008](/view/html/inforce/current/epi-2008-0572) specifies complying development and the complying development conditions for that development under that Policy. The Policy has State-wide application. This Schedule contains additional complying development not specified in that Policy.\n\n**sch 3:** Am 2017 (269), Sch 3.","sortOrder":72},{"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":75},{"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)","sortOrder":76},{"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(When this Plan was made this Schedule was blank)","sortOrder":80}],"analysis":{"summary":{"complexity_score":4,"scope_assessment":{"changed":true,"description":"The plan has been amended at least 21 times since its commencement in July 2011, with changes occurring as recently as February 2024. This volume of amendments strongly suggests that the scope, development standards, or permitted land uses have evolved beyond the original 2011 intent, likely reflecting updates to NSW planning policy frameworks and changes to the specific affordable housing project requirements over time."},"complexity_factors":["The substantive legal content of the plan itself is not included in the provided text — only metadata and version history are visible, limiting full analysis","It interacts with broader NSW planning legislation (Environmental Planning and Assessment Act 1979), which adds legal layering","Over 20 amendments since 2011 mean the current operative provisions may differ significantly from the original, requiring version tracking to understand the full effect","Site-specific zoning rules can involve technical land-use categories and development standards that require specialist knowledge to interpret","The concept of 'affordable housing' has a specific legal definition in NSW planning law that differs from everyday usage"],"plain_english_summary":"The LEP establishes a bespoke planning framework for the Glebe Affordable Housing Project, specifying what can be built on the designated land so affordable housing can be provided and managed in inner Sydney. \n\nIt affects tenants, neighbours, developers and planning authorities by guiding development approvals and protecting low‑income housing in a high‑value area; the instrument has been amended repeatedly to stay aligned with broader NSW planning policy."},"issue_detection":{"absurdities":[],"contradictions":[]},"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"},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The Plan as published includes multiple amendment and insertion notes (see cl 1.2; cl 1.8A; cl 4.6; cl 5.13; cl 5.14 and others), indicating its scope has been altered since original making. Recent insertions and amendments in the text add or refine matters such as a social‑housing FSR bonus (cl 4.4(2A)), exempt street art (Sched 2), protections for live music at licensed premises (cl 5.13), flood‑planning requirements (cl 5.14), public bushland (cl 5.15) and a prohibition on canal estates (cl 5.16). These changes broaden and specify local controls and transitional application rules (cl 1.8A)."},"complexity_factors":["Extensive cross‑references to State policies, other Acts and external guidance (e.g. cl 1.9; cl 5.14 referencing the Considering Flooding guideline and Flood Risk Management Manual)","Site‑specific controls driven by multiple maps and schedules (cl 1.3; cl 2.2; cl 4.3; cl 4.4)","Discretionary assessment tests requiring subjective judgements (design excellence cl 6.4; exceptions to standards cl 4.6)","Detailed quantitative rules and calculations (floor space ratio and site area rules cl 4.5; FSR bonus cl 4.4(2A); car parking maxima cl 6.5)","Heritage and Aboriginal heritage procedures that trigger special consultation and notification steps (cl 5.10(5)–(9))","Layered exempt and complying development regimes with exclusions for environmentally sensitive areas (cl 3.1–3.3; Sched 2–3)","Transitional, savings and amendment history affecting application to pending development applications (cl 1.8A) and several repealed/inserted clauses noted throughout the Plan","Operational provisions for public land classification and acquisition with interaction with the Local Government Act (cl 5.1–5.2)"],"plain_english_summary":"This Plan sets the local zoning, maps and detailed development rules for specified land in Glebe: it prescribes permitted uses, height and floor‑space controls (including a social‑housing FSR bonus at cl 4.4(2A)), parking maxima, exempt/complying development categories and site‑specific maps (cl 1.3). It affects landowners and developers who meet compliance costs and obtain Council consent (cl 1.6); the Council decides applications. The rules change developer incentives (design excellence cl 6.4, heritage cl 5.10, flood cl 5.14) and create specified exemptions (Sched 2)."},"kimi_summary":{"content_quality":"ok","complexity_score":5,"scope_assessment":{"changed":false,"description":"The legislation appears to maintain its original scope as a site-specific Local Environmental Plan for the Glebe Affordable Housing Project. While it has been amended multiple times (as evidenced by amendment notes throughout), these amendments appear to be updates and refinements within the original framework rather than significant expansion beyond the initial purpose. The core focus on affordable housing, residential development, and site-specific planning controls remains intact."},"complexity_factors":["Multiple cross-references to external State Environmental Planning Policies (SEPPs) and the Standard Instrument template","Nested conditional logic in clause 4.4(2A)-(2B) for social housing floor space ratio bonuses","Detailed calculation rules for floor space ratio and site area in clause 4.5 with 11 subclauses","Multiple savings provisions in clause 1.8A tracking amendments from 2018-2023","Heritage controls in clause 5.10 with multiple exceptions and notification requirements","Flood planning clause (5.14) referencing external guidelines and manuals","Public bushland clause (5.15) with extensive definitions and exclusions","Car parking calculations with tiered rates and definitions of 'reserved' vs regular spaces","Acid sulfate soils table with class-based trigger thresholds","Standard instrument structure with many '[Not adopted]' or '[Not applicable]' placeholders creating numbering gaps"],"plain_english_summary":"This is a planning rulebook for a specific patch of land in Glebe, an inner-city suburb of Sydney. It sets out what can and can't be built on the 'Glebe Affordable Housing Project' site.\n\n**What it does:**\n- **Zones the land as 'General Residential' (R1)**, meaning it's meant primarily for housing, with some shops and community facilities allowed.\n- **Promotes affordable and social housing** as a key goal, including a bonus system where developers can build extra floor space if they include social housing (110% of the site area must be social housing to get the bonus).\n- **Sets height and density limits** via maps that show maximum building heights and 'floor space ratios' (a measure of how bulky a building can be relative to the land size).\n- **Protects heritage** by requiring approval to demolish or alter heritage items or buildings in heritage conservation areas.\n- **Controls car parking** by setting maximum numbers of spaces (not minimums), encouraging less car ownership. For example, studios get 0.2 spaces, two-bedroom apartments get 0.8 spaces.\n- **Requires 'design excellence'** for new buildings, meaning the Council must be satisfied the architecture is high quality.\n- **Protects public bushland** and restricts development that would disturb it.\n- **Includes flood planning rules** to ensure new buildings don't increase flood risks to neighbours and can be safely evacuated.\n- **Bans canal estate development** (artificial waterways with housing).\n\n**Who it affects:**\n- Property developers wanting to build on this specific Glebe site.\n- The City of Sydney Council, which assesses development applications.\n- Residents and community groups interested in the character, affordability, and environmental impact of the area.\n- Anyone seeking to protect or develop heritage items or public bushland on the site.\n\n**Why it matters:**\nThis plan is a tailored instrument for a significant urban renewal site. It attempts to balance several competing priorities: increasing housing supply (especially affordable housing), maintaining neighbourhood character and heritage, ensuring good design, limiting car traffic, and managing environmental risks like flooding and acid sulfate soils. The social housing incentive (extra density for social housing) is a notable feature designed to deliver public benefit through private development."}},"importantCases":[],"_links":{"self":"/api/acts/sydney-local-environmental-plan-glebe-affordable-housing-project-2011","history":"/api/acts/sydney-local-environmental-plan-glebe-affordable-housing-project-2011/history","analysis":"/api/acts/sydney-local-environmental-plan-glebe-affordable-housing-project-2011/analysis","conflicts":"/api/acts/sydney-local-environmental-plan-glebe-affordable-housing-project-2011/conflicts","importantCases":"/api/acts/sydney-local-environmental-plan-glebe-affordable-housing-project-2011/important-cases","documents":"/api/acts/sydney-local-environmental-plan-glebe-affordable-housing-project-2011/documents"}}