{"id":"nsw:epi-2019-0596","name":"The Hills Local Environmental Plan 2019","slug":"the-hills-local-environmental-plan-2019","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"596 of 2019","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181163,"registerId":"nsw-nsw:epi-2019-0596-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 [The Hills Local Environmental Plan 2019](/view/html/inforce/current/epi-2019-0596).","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> > RU6 Transition\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> > Employment Zones\n> \n> > E1 Local 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> > SP2 Infrastructure\n> > \n> > SP3 Tourist\n> > \n> > SP4 Enterprise\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> > W2 Recreational Waterways\n> \n> **cl 2.1:** Am 2022 (828), Sch 1.23\\[1\\]; 2024 (42), Sch 1.46\\[1\\]–\\[4\\].","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 2020 (50), cl 4(2); 2021 (396), Sch 1\\[6\\]–\\[14\\]; 2022 (314), Sch 1; 2022 (828), Sch 1.23\\[2\\] (am 2023 (188), Sch 1.2\\[1\\]); 2023 (458), Sch 2.74; 2024 (42), Sch 1.46\\[5\\] \\[6\\]; 2024 (275), Sch 1\\[1\\].\n\nZone RU1 Primary Production\n\nZone RU2 Rural Landscape\n\nZone RU3 Forestry\n\nZone RU5 Village\n\nZone RU6 Transition\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 E1 Local Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone MU1 Mixed Use\n\nZone SP2 Infrastructure\n\nZone SP3 Tourist\n\nZone SP4 Enterprise\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 W2 Recreational Waterways","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agriculture; Animal boarding or training establishments; Aquaculture; Artisan food and drink industries; Building identification signs; Business identification signs; Cellar door premises; Community facilities; Crematoria; Dual occupancies (attached); Dwelling houses; Educational establishments; Environmental facilities; Environmental protection works; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Forestry; Garden centres; Home-based child care; Home businesses; Home industries; Information and education facilities; Intensive livestock agriculture; Intensive plant agriculture; Landscaping material supplies; Open cut mining; Plant nurseries; Public administration buildings; Recreation areas; Recreation facilities (indoor); Recreation facilities (outdoor); Roads; Roadside stalls; Rural industries; Rural supplies; Secondary dwellings; Service stations; Veterinary hospitals; 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":140},{"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/hills-local-environmental-plan-2019) (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> > | Zone C2 Environmental Conservation and marked “Local Environmental Conservation” | Council |\n> > | Zone SP2 Infrastructure and marked “Railway Corridor” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Stormwater Management System” | Sydney Water Corporation |\n> > | Zone SP2 Infrastructure and marked “Public Transport Corridor” | Transport for NSW |\n> > | Zone SP2 Infrastructure and marked “Local Road Widening” | Council |\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> **cl 5.1:** Am 2020 No 30, Sch 4.111; 2024 (42), Sch 1.46\\[7\\].","sortOrder":141},{"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":"Definitions","content":"#### 6 Definitions\n\n6.1 Definitions\n\n> In this Part—\n> \n> public utility infrastructure, in relation to an urban release area, includes infrastructure for any of the following—\n> \n> > (a) the supply of water,\n> \n> > (b) the supply of electricity,\n> \n> > (c) the disposal and management of sewage.\n> \n> urban release area means an area of land shown hatched and marked “Urban Release Area” on the [Urban Release Area Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> **cl 6.1:** Am 2023 (554), Sch 2.40\\[2\\].","sortOrder":169},{"sectionNumber":"Part 7","sectionType":"part","heading":"Additional local provisions","content":"# Part 7 Additional local provisions\n\nPart 7 Additional local provisions","sortOrder":174},{"sectionNumber":"7","sectionType":"section","heading":"Acid sulfate soils","content":"#### 7 Acid sulfate soils\n\n7.1 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/hills-local-environmental-plan-2019) as being of the class specified for those works.\n> > \n> > | Class of land | Works |\n> > | 1 | Any works. |\n> > | 2 | Works below the natural ground surface.Works by which the watertable is likely to be lowered. |\n> > | 3 | Works more than 1 metre below the natural ground surface.Works by which the watertable is likely to be lowered more than 1 metre below the natural ground surface. |\n> > | 4 | Works more than 2 metres below the natural ground surface.Works by which the watertable is likely to be lowered more than 2 metres below the natural ground surface. |\n> > | 5 | Works within 500 metres of adjacent Class 1, 2, 3 or 4 land that is below 5 metres Australian Height Datum and by which the watertable is likely to be lowered below 1 metre Australian Height Datum on adjacent Class 1, 2, 3 or 4 land. |\n> \n> > (3) Development consent must not be granted under this clause for the carrying out of works unless an acid sulfate soils management plan has been prepared for the proposed works in accordance with the Acid Sulfate Soils Manual and has been provided to the consent authority.\n> \n> > (4) Despite subclause (2), development consent is not required under this clause for the carrying out of works if—\n> > \n> > > (a) a preliminary assessment of the proposed works prepared in accordance with the Acid Sulfate Soils Manual indicates that an acid sulfate soils management plan is not required for the works, and\n> > \n> > > (b) the preliminary assessment has been provided to the consent authority and the consent authority has confirmed the assessment by notice in writing to the person proposing to carry out the works.\n> \n> > (5) Despite subclause (2), development consent is not required under this clause for the carrying out of any of the following works by a public authority (including ancillary work such as excavation, construction of access ways or the supply of power)—\n> > \n> > > (a) emergency work, being the repair or replacement of the works of the public authority required to be carried out urgently because the works have been damaged, have ceased to function or pose a risk to the environment or to public health and safety,\n> > \n> > > (b) routine maintenance work, being the periodic inspection, cleaning, repair or replacement of the works of the public authority (other than work that involves the disturbance of more than 1 tonne of soil),\n> > \n> > > (c) minor work, being work that costs less than $20,000 (other than drainage work).\n> \n> > (6) Despite subclause (2), development consent is not required under this clause to carry out any works if—\n> > \n> > > (a) the works involve the disturbance of less than 1 tonne of soil, and\n> > \n> > > (b) the works are not likely to lower the watertable.","sortOrder":175},{"sectionNumber":"Part 8","sectionType":"part","heading":"Bella Vista and Kellyville Station Precincts","content":"# Part 8 Bella Vista and Kellyville Station Precincts\n\nPart 8 Bella Vista and Kellyville Station Precincts","sortOrder":212},{"sectionNumber":"8","sectionType":"section","heading":"Temporary use of land in Zone SP4 for the purpose of an entertainment facility","content":"#### 8 Temporary use of land in Zone SP4 for the purpose of an entertainment facility\n\n8.1 Temporary use of land in Zone SP4 for the purpose of an entertainment facility\n\n> Despite clause 2.8(2), the temporary use of land within the Bella Vista Station Precinct or the Kellyville Station Precinct that is in Zone SP4 Enterprise may be for a maximum period of 3 years, but only if the temporary use of land is for the purpose of an entertainment facility.\n> \n> **cl 8.1:** Am 2022 (828), Sch 1.23\\[10\\] \\[11\\].","sortOrder":213},{"sectionNumber":"Part 9","sectionType":"part","heading":"Showground Station Precinct","content":"# Part 9 Showground Station Precinct\n\nPart 9 Showground Station Precinct","sortOrder":223},{"sectionNumber":"9","sectionType":"section","heading":"Minimum lot sizes for residential flat buildings and shop top housing","content":"#### 9 Minimum lot sizes for residential flat buildings and shop top housing\n\n9.1 Minimum lot sizes for residential flat buildings and shop top housing\n\n> Despite any other provision of this Plan, development consent may be granted to development on a lot within the Showground Station Precinct in a zone shown in Column 2 of the table to this clause for a purpose shown in Column 1 of the table, if the area of the lot is equal to or greater than the area specified for that purpose and shown in Column 3 of the table.\n> \n> | Column 1 | Column 2 | Column 3 |\n> | Residential flat building with a building height of 11 metres or more | Zone R1 General Residential | 3,600 square metres |\n> | Zone R4 High Density Residential | 3,600 square metres |\n> | Zone E1 Local Centre | 3,600 square metres |\n> | Residential flat building with a building height of less than 11 metres | Zone R1 General Residential | 1,800 square metres |\n> | Zone R4 High Density Residential | 1,800 square metres |\n> | Shop top housing | Zone R1 General Residential | 3,600 square metres |\n> | Zone R4 High Density Residential | 3,600 square metres |\n> | Zone E1 Local Centre | 3,600 square metres |\n> \n> **cl 9.1:** Am 2022 (828), Sch 1.23\\[7\\].","sortOrder":224},{"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 2020 (24), cl 5; 2020 (271), Sch 1\\[3\\]; 2020 (421), Sch 1\\[1\\]–\\[3\\]; 2021 (396), Sch 1\\[17\\] \\[20\\]–\\[22\\]; 2021 (803), Sch 1\\[2\\]; 2022 (828), Sch 1.23\\[14\\]–\\[18\\] \\[19\\] (am 2023 (188), Sch 1.2\\[3\\]); 2023 (578), Sch 1; 2026 (70), Sch 1.","sortOrder":233},{"sectionNumber":"10","sectionType":"section","heading":"Use of certain land at 26–30 Norbrik Drive, Bella Vista","content":"#### 10 Use of certain land at 26–30 Norbrik Drive, Bella Vista\n\n10 Use of certain land at 26–30 Norbrik Drive, Bella Vista\n\n> > (1) This clause applies to land at 26–30 Norbrik Drive, Bella Vista, being Lot 1, DP 1217654, shown as “Item 11” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of seniors housing is permitted with development consent.","sortOrder":243},{"sectionNumber":"11","sectionType":"section","heading":"Use of certain land at 2 Natura Rise, Norwest","content":"#### 11 Use of certain land at 2 Natura Rise, Norwest\n\n11 Use of certain land at 2 Natura Rise, Norwest\n\n> > (1) This clause applies to certain land at 2 Natura Rise, Norwest, being SP 97750, shown as “Item 13” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the following purposes is permitted with development consent—\n> > \n> > > (a) restaurants or cafes, but only if the total maximum gross floor area of all restaurants and cafes on the land does not exceed 200m2,\n> > \n> > > (b) business premises or shops, but only if the total maximum gross floor area of all business premises and shops on the land does not exceed 200m2.","sortOrder":244},{"sectionNumber":"12","sectionType":"section","heading":"Use of certain land at 522 Windsor Road, Baulkham Hills","content":"#### 12 Use of certain land at 522 Windsor Road, Baulkham Hills\n\n12 Use of certain land at 522 Windsor Road, Baulkham Hills\n\n> > (1) This clause applies to land at 522 Windsor Road, Baulkham Hills, being Lot 553, DP 773889 and Lot 22, DP 1075051, shown as “Item 14” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of seniors housing and associated restaurants or cafes, shops or business premises is permitted with development consent.\n> \n> > (3) Development consent under this clause may only be granted if—\n> > \n> > > (a) the number of beds contained in a residential care facility that is part of the development does not exceed 120, and\n> > \n> > > (b) the number of self-contained dwellings contained in the development does not exceed 70, and\n> > \n> > > (c) the gross floor area of any restaurant or cafe, shop or business premises contained in the development is no more than 100m2, with a maximum combined gross floor area of no more than 300m2.","sortOrder":245},{"sectionNumber":"13","sectionType":"section","heading":"Use of certain land at Fullers Road and Old Northern Road, Glenhaven","content":"#### 13 Use of certain land at Fullers Road and Old Northern Road, Glenhaven\n\n13 Use of certain land at Fullers Road and Old Northern Road, Glenhaven\n\n> > (1) This clause applies to certain land at Glenhaven, being—\n> > \n> > > (a) 2 and 2a Fullers Road, being Lots 1 and 2, SP 46522, and\n> > \n> > > (b) 434 Old Northern Road, being Lot 1, DP 369807,\n> > \n> > shown as “Item 15” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purpose of seniors housing is permitted with development consent if the seniors housing comprises no more than 9 self-contained dwellings.","sortOrder":246},{"sectionNumber":"14","sectionType":"section","heading":"Use of certain land within Bella Vista Station Precinct and Kellyville Station Precinct in Zone SP2","content":"#### 14 Use of certain land within Bella Vista Station Precinct and Kellyville Station Precinct in Zone SP2\n\n14 Use of certain land within Bella Vista Station Precinct and Kellyville Station Precinct in Zone SP2\n\n> > (1) This clause applies to certain land within the Bella Vista Station Precinct and the Kellyville Station Precinct that is in Zone SP2 Infrastructure, shown as “Item 20” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of an environmental facility or a recreation area is permitted with development consent.","sortOrder":247},{"sectionNumber":"15","sectionType":"section","heading":"Use of certain land within Bella Vista Station Precinct and Kellyville Station Precinct in Zones R1 and R4","content":"#### 15 Use of certain land within Bella Vista Station Precinct and Kellyville Station Precinct in Zones R1 and R4\n\n15 Use of certain land within Bella Vista Station Precinct and Kellyville Station Precinct in Zones R1 and R4\n\n> > (1) This clause applies to certain land within the Bella Vista Station Precinct and the Kellyville Station Precinct that is in Zone R1 General Residential and Zone R4 High Density Residential, shown as “Item 21” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of an exhibition village or recreation facility (outdoor) is permitted with development consent.","sortOrder":248},{"sectionNumber":"16","sectionType":"section","heading":null,"content":"#### 16\n\n16 (Repealed)","sortOrder":249},{"sectionNumber":"17","sectionType":"section","heading":"Use of certain land at 55 Coonara Avenue, West Pennant Hills","content":"#### 17 Use of certain land at 55 Coonara Avenue, West Pennant Hills\n\n17 Use of certain land at 55 Coonara Avenue, West Pennant Hills\n\n> > (1) This clause applies to certain land at 55 Coonara Avenue, West Pennant Hills, being parts of Lot 61, DP 737386, that is in Zone C2, shown as “Item 23” and “Item 24” on the Additional Permitted Uses Map.\n> \n> > (2) Development for the purposes of recreation areas or recreation facilities (indoor) is permitted with development consent on the land shown as “Item 23”.\n> \n> > (3) Development for the following purposes is permitted with development consent on the land shown as “Item 24”—\n> > \n> > > (a) building identification signs,\n> > \n> > > (b) kiosks,\n> > \n> > > (c) recreation areas,\n> > \n> > > (d) restaurants or cafes, but only if the gross floor area of any restaurant or cafe on the land does not exceed 50 square metres.","sortOrder":250},{"sectionNumber":"18","sectionType":"section","heading":"Use of certain land at 40 Solent Circuit, Norwest","content":"#### 18 Use of certain land at 40 Solent Circuit, Norwest\n\n18 Use of certain land at 40 Solent Circuit, Norwest\n\n> > (1) This clause applies to land at 40 Solent Circuit, Norwest, being Lot 2107, DP 1216268, shown as “Item 12” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of business premises, recreation facilities (indoor), restaurants or cafes and shops is permitted with development consent if—\n> > \n> > > (a) the total gross floor area used for those purposes on land to which this clause applies does not exceed 4,500m2, and\n> > \n> > > (b) the gross floor area of all shops on land to which this clause applies does not exceed 1,000m2.","sortOrder":251},{"sectionNumber":"19","sectionType":"section","heading":"Use of certain land at 25–31 Brookhollow Avenue, Norwest","content":"#### 19 Use of certain land at 25–31 Brookhollow Avenue, Norwest\n\n19 Use of certain land at 25–31 Brookhollow Avenue, Norwest\n\n> > (1) This clause applies to 25–31 Brookhollow Avenue, Norwest, Lot 71, DP 1252765, identified as “Item 25” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of neighbourhood supermarkets is permitted with development consent if the gross floor area of all neighbourhood supermarkets on the land is no more than 1,000m2.","sortOrder":252},{"sectionNumber":"20","sectionType":"section","heading":"Use of certain land for residential flat buildings","content":"#### 20 Use of certain land for residential flat buildings\n\n20 Use of certain land for residential flat buildings\n\n> > (1) This clause applies to land in Zone E1 identified as “Item 26” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of residential flat buildings is permitted with development consent.","sortOrder":253},{"sectionNumber":"21","sectionType":"section","heading":"Use of certain land at 346–350 Old Northern Road, Castle Hill","content":"#### 21 Use of certain land at 346–350 Old Northern Road, Castle Hill\n\n21 Use of certain land at 346–350 Old Northern Road, Castle Hill\n\n> > (1) This clause applies to Lot 503, DP 1048808, 346–350 Old Northern Road, Castle Hill, identified as “Item 29” on the [Additional Permitted Uses Map](https://www.planningportal.nsw.gov.au/publications/environmental-planning-instruments/hills-local-environmental-plan-2019).\n> \n> > (2) Development for the purposes of seniors housing is permitted with development consent.","sortOrder":254},{"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 2021 (20), Sch 1; 2022 (828), Sch 1.23\\[20\\] \\[21\\] (am 2023 (82), Sch 1.2\\[10\\]) \\[22\\].","sortOrder":255},{"sectionNumber":"sch.2-sec","sectionType":"section","heading":"Signage—business identification signs associated with home businesses, home industries or home occupations","content":"#### sch.2-sec Signage—business identification signs associated with home businesses, home industries or home occupations\n\nSignage—business identification signs associated with home businesses, home industries or home occupations\n\n> > (1) Only one per premises.\n> \n> > (2) Maximum area—0.72m2.\n> \n> > (3) Maximum height of freestanding sign—1.2m above natural ground level.\n> \n> > (4) Must not be illuminated.","sortOrder":256},{"sectionNumber":"sch.2-sec-oc.2","sectionType":"section","heading":"Signage—real estate signs—advertising on premises or land for sale or rent","content":"#### sch.2-sec-oc.2 Signage—real estate signs—advertising on premises or land for sale or rent\n\nSignage—real estate signs—advertising on premises or land for sale or rent\n\n> > (1A) Must be carried out on land in—\n> > \n> > > (a) a rural, residential or employment zone, or\n> > \n> > > (b) Zone MU1, SP3, SP4, C3 or C4.\n> \n> > (1) Only one per premises or street frontage, whichever is the greater.\n> \n> > (2) Maximum area—2.5m2.\n> \n> > (3) Must be removed when the property is sold or leased.\n> \n> > (4) If located on a fence, must not project more than 100mm from the fence.\n> \n> > (5) Must be displayed on the premises or land to which the sign relates.","sortOrder":257},{"sectionNumber":"sch.2-sec-oc.3","sectionType":"section","heading":"Signage—temporary signs for religious, cultural, social or recreational events","content":"#### sch.2-sec-oc.3 Signage—temporary signs for religious, cultural, social or recreational events\n\nSignage—temporary signs for religious, cultural, social or recreational events\n\n> > (1) Only one per street frontage.\n> \n> > (2) Maximum area (residential areas)—1.5m2.\n> \n> > (3) Maximum area (commercial and industrial areas)—3.5m2.\n> \n> > (4) Must not include commercial advertising apart from the name of any event sponsor.\n> \n> > (5) Must not be displayed earlier than 28 days before the event and must be removed within 14 days after the event.","sortOrder":258},{"sectionNumber":"sch.2-sec-oc.4","sectionType":"section","heading":"Temporary use of land","content":"#### sch.2-sec-oc.4 Temporary use of land\n\nTemporary use of land\n\n> The temporary use of land for any of the following purposes for a maximum period of 14 days (whether or not consecutive days) in any period of 12 months—\n> \n> > (a) market,\n> \n> > (b) circus,\n> \n> > (c) auction,\n> \n> > (d) community event.","sortOrder":259},{"sectionNumber":"sch.2-sec-oc.5","sectionType":"section","heading":"Signage—Bus shelter advertising","content":"#### sch.2-sec-oc.5 Signage—Bus shelter advertising\n\nSignage—Bus shelter advertising\n\n> > (1) Maximum—1 advertising panel per bus shelter, but the panel may have an advertisement on each side.\n> \n> > (2) Maximum display area per panel on each side—1.2m × 1.8m.\n> \n> > (3) Must not contain flashing or moving electronic content.\n> \n> > (4) Must comply with the Disability Standards for Accessible Public Transport 2002 made under the [Disability Discrimination Act 1992](http://www.legislation.gov.au/) of the Commonwealth and relevant Australian standards.\n> \n> > (5) Must not adversely impact the amenity of a heritage item.\n> \n> > (6) Must be erected by or on behalf of the Council.","sortOrder":260},{"sectionNumber":"sch.2-sec-oc.6","sectionType":"section","heading":"Signage—Advertising affixed to pole of street sign","content":"#### sch.2-sec-oc.6 Signage—Advertising affixed to pole of street sign\n\nSignage—Advertising affixed to pole of street sign\n\n> > (1) Maximum—2 advertising panels per street sign, but the panels may have an advertisement on each side.\n> \n> > (2) Maximum display area per panel on each side—1.2m × 1.8m.\n> \n> > (3) Must not contain flashing or moving electronic content.\n> \n> > (4) Must comply with the Disability Standards for Accessible Public Transport 2002 made under the [Disability Discrimination Act 1992](http://www.legislation.gov.au/) of the Commonwealth and relevant Australian standards.\n> \n> > (5) If the street sign is in Zone RU1, Zone RU2, Zone RU3, Zone RU6, Zone R2 or Zone C4—must only be located on or near a main road.\n> \n> > (6) Must not adversely impact the amenity of a heritage item.\n> \n> > (7) Must be erected by or on behalf of the Council.","sortOrder":261},{"sectionNumber":"sch.2-sec-oc.7","sectionType":"section","heading":"Signage—Advertising on side of pedestrian bridge above road","content":"#### sch.2-sec-oc.7 Signage—Advertising on side of pedestrian bridge above road\n\nSignage—Advertising on side of pedestrian bridge above road\n\n> > (1) Maximum—1 advertising panel per direction of traffic under pedestrian bridge.\n> \n> > (2) Must provide safe vertical clearance for vehicles.\n> \n> > (3) Must not block visibility of oncoming traffic.\n> \n> > (4) Must not contain flashing signage.\n> \n> > (5) Must comply with the Minimum coefficients of Luminous intensity per unit area for Class 2A Material in AS/NZS 1906.1:2007, Retroreflective materials and devices for road traffic control purposes, Part 1: Retroreflective sheeting.\n> \n> > (6) Must not adversely impact the amenity of a heritage item, the curtilage of a heritage item or existing public view lines of the heritage item.\n> \n> > (7) Must be erected by or on behalf of the Council.","sortOrder":262},{"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":263},{"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":266},{"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":267},{"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 2021 (396), Sch 1\\[23\\] \\[24\\].","sortOrder":271},{"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":275},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":277},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":279}],"analysis":{"flash_summary_failed":{"failed":true,"reason":"Unauthenticated. Configure AI_GATEWAY_API_KEY or use a provider module. Learn more: https://ai-sdk.dev/unauthenticated-ai-gateway","source":"analysis-cron"},"summary":{"complexity_score":8,"scope_assessment":{"changed":true,"description":"While the original scope of a Local Environmental Plan is inherently broad (covering an entire local government area's land use), the sheer volume of amendments — more than 50 versions in under seven years — indicates the Plan's practical scope has evolved significantly from its original form. Individual amendments typically rezone specific parcels, adjust height limits, add heritage items, or introduce new land use categories. Collectively, these changes suggest the Plan has expanded in some areas (e.g., new growth precincts and housing supply measures reflecting state government priorities) while tightening controls in others, representing a meaningful drift from the original 2019 intent."},"complexity_factors":["Standard instrument LEPs are inherently multi-layered, combining zoning maps, schedules, and written provisions that must be read together","Over 50 separate amendments since December 2019, meaning the rules applicable to any given property may have changed multiple times — tracking which version applied at a particular date is non-trivial","Operates under and must be read alongside the Environmental Planning and Assessment Act 1979, a lengthy and complex piece of state legislation","Contains numerous land use zones (residential, commercial, industrial, rural, environmental protection, etc.), each with different permitted, permissible and prohibited uses","Specific clauses interact with overlapping state-level policies (State Environmental Planning Policies or SEPPs), creating a layered regulatory web","Site-specific provisions and schedules (e.g., heritage items, acid sulfate soils maps, flood maps) require cross-referencing multiple documents","Height, floor space ratio, and lot size controls vary parcel-by-parcel, requiring map-based interpretation","Frequent amendments create 'version trapping' complexity — determining which rules applied at a particular historical date requires consulting point-in-time versions"],"plain_english_summary":"The Hills Local Environmental Plan 2019 is the legally binding planning rulebook for The Hills Shire that controls what can be built, where, and how. It shapes land use, development opportunities and environmental and heritage protections across suburbs like Castle Hill and Rouse Hill.\n\nIt directly affects homeowners, landowners, developers and businesses — and anyone proposing building, renovating, subdividing or changing land use. The Plan has been amended 50+ times, so always check the current version."},"kimi_summary":{"_metrics":{"completionTokens":822},"content_quality":"ok","complexity_score":8,"scope_assessment":{"changed":true,"description":"The Plan has grown significantly beyond a standard local environmental plan. Originally intended to guide land use and development for The Hills Shire, it now includes extensive site-specific provisions for individual parcels (clauses 7.9–7.33), three detailed special precinct regimes for transport-oriented development around Sydney Metro stations (Parts 6, 8, and 9), affordable housing contribution requirements, and complex residential yield controls with dwelling mix mandates. The Plan also incorporates numerous amendments addressing specific development proposals, suggesting it has become a vehicle for ad hoc planning decisions rather than purely strategic planning."},"complexity_factors":["Multiple overlapping zoning systems (rural, residential, employment, conservation, special purpose)","Extensive cross-referencing to maps (Land Zoning Map, Lot Size Map, Height of Buildings Map, Floor Space Ratio Map, Key Sites Map, Heritage Map, Terrestrial Biodiversity Map, etc.)","Numerous site-specific clauses (clauses 7.9–7.33) with bespoke rules for individual parcels of land","Nested exceptions and conditional permissions — e.g., clause 4.6 allows exceptions to standards, but then lists 10 clauses that cannot be varied","Three special precinct parts (Bella Vista/Kellyville Station Precincts, Showground Station Precinct) with their own detailed requirements","Heritage provisions requiring multiple layers of assessment (heritage management documents, conservation management plans, Aboriginal community consultation)","Detailed residential yield controls with dwelling mix requirements, minimum floor areas, and car parking calculations (e.g., clauses 7.10, 7.11, 9.7)","Amendment history showing frequent changes (e.g., clause 1.8A amended 6 times, clause 7.11 amended multiple times)","Definitions scattered throughout and reliance on external documents (BASIX, Building Code of Australia, various State Environmental Planning Policies)","Savings and transitional provisions with multiple cut-off dates (5 December 2012, 18 October 1996, etc.)"],"plain_english_summary":"This is the main planning rulebook for **The Hills Shire** in Sydney's north-west. It tells landowners and developers what they can build, where they can build it, and what standards they must meet.\n\n**What it does:**\n- **Zones the land** into categories like rural (RU1–RU6), residential (R1–R4), employment (E1, E3, E4), mixed use (MU1), and conservation (C1–C4). Each zone has its own rules about permitted uses.\n- **Sets development standards** — minimum lot sizes, building heights, floor space ratios (how much floor area you can build relative to your land size), and setbacks.\n- **Protects heritage** — lists heritage items and conservation areas (like Bella Vista Homestead) that need special approval to alter or demolish.\n- **Controls special precincts** — has detailed rules for the **Bella Vista, Kellyville and Showground Station Precincts** around the Sydney Metro, encouraging higher-density housing near public transport with design excellence requirements.\n- **Protects the environment** — includes rules for biodiversity, bushland, flood-prone land, acid sulfate soils, and waterways.\n- **Allows some development without approval** — exempt development (like small signs) and complying development (fast-track approval if you meet specific standards).\n\n**Who it affects:**\n- Anyone wanting to build, subdivide, or change the use of land in The Hills Shire.\n- The Council (consent authority) uses this to assess development applications.\n\n**Why it matters:**\nIt balances growth — especially around new train stations — with protecting rural character, heritage, and the environment. It also promotes affordable housing and family-friendly apartments (requiring minimum numbers of 2 and 3-bedroom dwellings in some areas)."},"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary":{"complexity_score":9,"scope_assessment":{"changed":true,"description":"The instrument has expanded beyond a basic zoning and development‑standards LEP into a detailed, parcel‑and‑precinct based planning code. Since its initial consolidation the Plan has accumulated numerous site‑specific clauses and precinct regimes (Parts 6–9, multiple cl 7.xx clauses and Schedule 1 items) that grant bespoke permissions, incentive FSRs and higher heights to particular lots (for example Bella Vista/Kellyville Station Precinct clauses 8.3–8.8, Area A/B incentive rules at cl 7.11, and multiple site‑specific height/FSR clauses at cll 7.29–7.33). It also adds new policy tools (affordable housing contributions in cl 7.28, detailed active street frontage requirements, and design‑excellence processes including design review/competition rules in cl 8.6). Mechanically, the Plan has therefore grown from a zone/standard‑focused instrument into a hybrid instrument combining standard controls with many targeted landowner benefits and procedural requirements — increasing both the specificity of permissions for some parcels and the administrative and compliance burden for applicants across the LGA."},"complexity_factors":["Large number of zones listed (20+ distinct zone types in cl 2.1) and extensive Land Use Table with different rules per zone","Multiple map‑driven controls (Zoning Map, Height of Buildings Map, Floor Space Ratio Map, Lot Size Map, Terrestrial Biodiversity Map, Heritage Map, Active Street Frontages Map, Clause Application Map, Urban Release Area Map, etc)","Many site‑specific and precinct clauses (Parts 6–9 and numerous clauses in Part 7) that vary controls by parcel or precinct","Six schedules including a long heritage schedule (Schedule 5 lists ~200 heritage items) and special exempt/complying development lists (Schedules 1–3)","Layered development standards: minimum lot sizes, special exceptions (cl 4.6), incentive FSRs with qualifying conditions (cl 7.11 and Part 8), and bespoke parking/commercial floor limits for named lots","Nested conditionality and exceptions (for example subclauses allowing reduced lot sizes for community title schemes with multiple sub‑conditions in cl 4.1AA and exceptions in 4.1B/4.1C)","Frequent cross‑references to State Environmental Planning Policies, other Acts and external guidelines (e.g. BASIX rules, Flood Risk Management Manual, Apartment Design Guide)","Multiple discretionary qualitative tests (design excellence, heritage impact, biodiversity mitigation) requiring external panels/reports and DCPs (eg cls 7.7, 5.10, 8.5–8.6)","Numerous recent amendments and insertions (clause notes show many amending instruments), increasing versioning complexity and parcel‑level variability"],"plain_english_summary":"**What this Plan does (mechanics)\n\n- This is the local environmental plan (LEP) that sets land-use rules for The Hills area. It applies to the land shown on the Plan’s maps (cl 1.3). The Council is the consent authority for most development decisions (cl 1.6).\n\n- Zoning and permitted uses: the Plan divides land into zones (e.g. RU1, R1, R3, E1, MU1, SP2 etc) and for each zone the Land Use Table lists permitted without consent, permitted with consent, and prohibited development (cls 2.1–2.3 and the Land Use Table). Schedule 1 adds some site‑specific permitted uses.\n\n- Development controls: the Plan contains the basic development standards that apply across the area, including minimum lot sizes and subdivision rules (cls 4.1, 4.1A–4.1C, 2.6), building height limits (cl 4.3 and Height of Buildings Map), floor space ratio (FSR) limits (cl 4.4 and FSR Map), calculation rules for FSR (cl 4.5), and an exceptions pathway for contravening standards in limited circumstances (cl 4.6).\n\n- Exempt and complying development: some low‑impact works are exempt (Schedule 2, cl 3.1) and some may be approved as complying development (Schedule 3, cl 3.2). There are explicit exclusions for environmentally sensitive areas (cl 3.3).\n\n- Site‑ and precinct‑specific rules: Parts 6–9 and many clauses in Part 7 set tailored controls for urban release areas and station precincts (for example Bella Vista/Kellyville, Showground). These include special minimum lot sizes, incentive FSRs, building setbacks, active street‑frontage and design‑excellence requirements, and mandatory development control plans (e.g. cls 6.3, 7.11, 7.19, 8.5–8.8, 9.4–9.5).\n\n- Environmental, heritage and hazard controls: the Plan requires heritage consent for works affecting listed heritage items and areas (cl 5.10 and Schedule 5), protects terrestrial biodiversity in mapped areas (cl 7.4), regulates earthworks and acid sulfate soils (cls 7.2, 7.1), and contains flood and bush‑fire planning tests (cls 5.21, 5.11).\n\n- Other regulatory features: rules on temporary uses (cl 2.8), suspension of private covenants to allow development consistent with the Plan (cl 1.9A), public land classification (cl 5.2 and Schedule 4), developer contributions/affordable‑housing contributions for some sites (cl 7.28), site‑specific parking controls and commercial floor limits for named lots (various cll in Part 7 and Schedules).\n\n\nWho this affects\n\n- Property owners and prospective purchasers: the Plan fixes what may be built, how parcels can be subdivided and what uses are allowed. Site‑specific maps and clauses may change permitted uses and development intensities for particular lots.\n\n- Developers and builders: they must design to the numerical limits (height, FSR, lot size) and to qualitative tests (design excellence, heritage impact, biodiversity and flood/bushfire constraints). Precincts may require a development control plan and design review or competition for taller buildings (e.g. cl 8.6).\n\n- The Council and State agencies: Council decides most applications; some developments require concurrence or conditions involving Transport for NSW, Sydney Water and other State authorities (for example cl 5.1 and cl 7.16).\n\n- Neighbours and the community: the Plan limits some uses (e.g. canal estates prohibited at cl 2.9), protects heritage and bushland, prescribes active street frontages in centres, and sets temporary use allowances.\n\n\nWhy it matters (official objectives and practical effects)\n\n- The Plan’s stated aims include orderly, sustainable development, protection of environmental and heritage values, providing a mix of housing, and supporting local economy, arts and tourism (cl 1.2). Mechanically, it does this by:\n  - defining where different kinds of development are permitted or prohibited; and\n  - calibrating intensity through lot sizes, heights and FSRs, plus precinct incentives tied to design and public‑domain deliverables (eg cl 7.11, Part 8, cl 7.29–7.33).\n\n\nHow the Plan changes incentives, and the key trade‑offs to watch (practical testing of purpose claims)\n\n- Incentives for higher density near transport: the Plan creates FSR incentives and explicit higher‑height allowances in rail station precincts subject to conditions (e.g. design excellence, public open space, parking ratios) (cls 7.11, 8.6, 8.3). Mechanism: an uplift in permissible floor area is made available where developers meet design, housing mix and public‑domain conditions. Trade‑off: higher density is permitted but only if developers bear design, infrastructure and public‑space deliverables (increased construction and compliance costs).\n\n- Concentrated site benefits vs diffuse controls: many site‑specific clauses (Part 7 and Schedule 1) give particular parcels extra permissibility or higher limits (e.g. specific lots with higher heights or permitted uses). Mechanism: targeted rezonings or site clauses. Effect: some landowners gain concentrated value; neighbouring owners face changed amenity and planning expectations.\n\n- Compliance burden and discretionary approvals: a large part of the Plan relies on Council discretion (design excellence, heritage assessments, biodiversity tests, exceptions to standards). Mechanism: qualitative assessment triggers consultant reports, design review panels, heritage management documents and site‑specific DCPs (eg cls 5.10, 7.7, 8.5). Cost: applicants pay for studies and may face uncertainty and longer approvals.\n\n- Environmental protections create constraints and conditional complexity: mapped biodiversity, landslide, foreshore and acid‑sulfate layers require additional tests and management plans (cls 7.4, 7.6, 7.5, 7.1). Mechanism: triggers for specialist reports and design mitigation. Trade‑off: retains environmental values (stated aim) but increases project cost and reduces developable area.\n\n- Public infrastructure coordination: subdivision and major development in urban release areas require certainty that public utility infrastructure is or will be available (cl 6.3). Mechanism: the Council must be satisfied about utilities before consenting; developers may need to fund or stage works. Risk: planning outcomes dependent on timely delivery of services.\n\n- Affordable housing and developer contributions: the Plan allows the consent authority to require an affordable housing contribution where an Area map applies; contributions can be land or money and are calibrated to gross floor area (cl 7.28). Mechanism: conditions on consents that capture a share of floor space value or equivalent payment. Effect: increases development cost but targets housing affordability according to local principles.\n\n\nWho pays, who decides, what behaviour changes\n\n- Who pays: developers and landowners pay most direct costs — compliance (reports, DCPs, design competitions/review fees), contributions or dedication for affordable housing or public open space, and costs of meeting utility/infrastructure staging requirements.\n\n- Who decides: the Council is the primary decision‑maker for development consents; some decisions must take into account or obtain concurrence from State agencies (Transport for NSW, Sydney Water, Planning Secretary in some design exemption cases) (cll 5.1, 7.16, 8.6(7)).\n\n- Behaviour changes induced: landowners will target permitted intensities where incentives exist (station precincts, Area B/Floor Space Ratio incentives), developers will bundle design excellence and public‑domain deliverables to secure higher FSR/height, and applicants will need to factor in heritage, biodiversity and hazard mitigation early in project planning.\n\n\nPractical implementation risks and compliance points\n\n- Complexity and mapping: many controls are map‑driven (Zoning Map, Height Map, FSR Map, Biodiversity Map, Heritage Map, Active Street Frontages Map). Applicants must check the parcel‑specific maps and schedules to know which special clauses apply.\n\n- Discretion and delay: qualitative tests (design excellence, heritage, biodiversity) increase reliance on consultant inputs, design review panels and Council judgement—raising time and cost uncertainty.\n\n- Infrastructure gating: some approvals depend on utilities being available or on consolidation/aggregation of lots (cl 6.3; cl 7.11A requires amalgamation in some cases). This can require developer funding or staged delivery.\n\n- Concentrated winners: site‑specific clauses and precinct incentives create uneven effects — some landowners get expanded rights; others simply face limiting overlays (heritage, biodiversity, flood) with no equivalent uplift.\n\n\nPractical takeaways\n\n- If you own or want to develop land in The Hills: check the maps and the specific clauses and schedules that apply to your lot; be prepared for consultant reports (heritage, biodiversity, geotechnical, flood), possible design review and conditions requiring land dedication or monetary contributions.\n\n- If you are a developer: the Plan offers targeted opportunities for uplift (station precincts and some named lots) but these require meeting design, housing mix and public‑space conditions and accepting higher upfront compliance costs.\n\n(References: key clauses cited above are the Plan’s internal references — e.g. cl 1.3 Land to which Plan applies; cl 2.1 zones and Land Use Table; cl 4.1 minimum lot sizes; cl 4.3 building height; cl 4.4 FSR; cl 3.1–3.3 exempt/complying; cl 5.10 heritage; Part 8 Bella Vista/Kellyville precinct clauses; cl 7.28 affordable housing.)"}},"importantCases":[],"_links":{"self":"/api/acts/the-hills-local-environmental-plan-2019","history":"/api/acts/the-hills-local-environmental-plan-2019/history","analysis":"/api/acts/the-hills-local-environmental-plan-2019/analysis","conflicts":"/api/acts/the-hills-local-environmental-plan-2019/conflicts","importantCases":"/api/acts/the-hills-local-environmental-plan-2019/important-cases","documents":"/api/acts/the-hills-local-environmental-plan-2019/documents"}}