{"id":"nsw:epi-2010-0317","name":"Tumbarumba Local Environmental Plan 2010","slug":"tumbarumba-local-environmental-plan-2010","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"317 of 2010","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181694,"registerId":"nsw-nsw:epi-2010-0317-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 [Tumbarumba Local Environmental Plan 2010](/view/html/inforce/current/epi-2010-0317).","sortOrder":1},{"sectionNumber":"Part 2","sectionType":"part","heading":"Permitted or prohibited development","content":"# Part 2 Permitted or prohibited development\n\nPart 2 Permitted or prohibited development","sortOrder":13},{"sectionNumber":"2","sectionType":"section","heading":"Land use zones","content":"#### 2 Land use zones\n\n2.1 Land use zones\n\n> The land use zones under this Plan are as follows—\n> \n> > Rural Zones\n> \n> > RU1 Primary Production\n> > \n> > RU3 Forestry\n> > \n> > RU4 Primary Production Small Lots\n> > \n> > RU5 Village\n> \n> > Residential Zones\n> \n> > R1 General Residential\n> > \n> > R3 Medium 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> > SP2 Infrastructure\n> \n> > Recreation Zones\n> \n> > RE1 Public Recreation\n> > \n> > RE2 Private Recreation\n> \n> > Conservation Zones\n> \n> > C1 National Parks and Nature Reserves\n> > \n> > C3 Environmental Management\n> \n> **cl 2.1:** Am 2022 (832), Sch 1.22\\[1\\].","sortOrder":14},{"sectionNumber":"pt","sectionType":"part","heading":"Land Use Table","content":"# pt Land Use Table\n\nLand Use Table\n\nNote—\n\nState environmental planning policies, including the following, may be relevant to development on land to which this Plan applies—\n\n> [State Environmental Planning Policy (Housing) 2021](/view/html/inforce/current/epi-2021-0714)\n\n> [State Environmental Planning Policy (Transport and Infrastructure) 2021](/view/html/inforce/current/epi-2021-0732), Chapter 2—relating to infrastructure facilities, including air transport, correction, education, electricity generating works and solar energy systems, health services, ports, railways, roads, waste management and water supply systems\n\n> [State Environmental Planning Policy (Resources and Energy) 2021](/view/html/inforce/current/epi-2021-0731), Chapter 2\n\n> [State Environmental Planning Policy (Resilience and Hazards) 2021](/view/html/inforce/current/epi-2021-0730), Chapter 3\n\n> [State Environmental Planning Policy (Industry and Employment) 2021](/view/html/inforce/current/epi-2021-0723), Chapter 3\n\n> [State Environmental Planning Policy (Primary Production) 2021](/view/html/inforce/current/epi-2021-0729), Chapter 2\n\n**Land Use tbl:** Am 2011 (363), Sch 24 \\[2\\]–\\[19\\]; 2015 (453), Sch 1 \\[1\\]–\\[5\\]; 2016 (168), Sch 1 \\[4\\]; 2017 (493), Sch 1.1 \\[1\\]; 2018 (488), Sch 1.1 \\[1\\]; 2022 (314), Sch 1; 2022 (832), Sch 1.22\\[2\\].\n\nZone RU1 Primary Production\n\nZone RU3 Forestry\n\nZone RU4 Primary Production Small Lots\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R3 Medium Density Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E4 General Industrial\n\nZone SP2 Infrastructure\n\nZone RE1 Public Recreation\n\nZone RE2 Private Recreation\n\nZone C1 National Parks and Nature Reserves\n\nZone C3 Environmental Management","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Aquaculture; Camping grounds; Caravan parks; Dwelling houses; Extractive industries; Farm buildings; Intensive livestock agriculture; Intensive plant agriculture; Open cut mining; Roads; Roadside stalls; Any other development not specified in item 2 or 4","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Amusement centres; Attached dwellings; Boarding houses; Boat building and repair facilities; Business premises; Centre-based child care facilities; Eco-tourist facilities; Entertainment facilities; Exhibition homes; Exhibition villages; Food and drink premises; Garden centres; Hardware and building supplies; Health services facilities; Heavy industrial storage establishments; Hostels; Hotel or motel accommodation; Industrial retail outlets; Industrial training facilities; Industries; Kiosks; Local distribution premises; Multi dwelling housing; Office premises; Recreation facilities (indoor); Registered clubs; Residential flat buildings; Respite day care centres; Restricted premises; Semi-detached dwellings; Seniors housing; Service stations; Serviced apartments; Sex services premises; Shop top housing; Shops; Specialised retail premises; Storage premises; Timber yards; Vehicle body repair workshops; Vehicle repair stations; Vehicle sales or hire premises; Warehouse or distribution centres; Wharf or boating facilities; Wholesale supplies","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":87},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":91},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":102},{"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/tumbarumba-local-environmental-plan-2010) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.","sortOrder":103},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":130},{"sectionNumber":"6","sectionType":"section","heading":null,"content":"#### 6\n\n6.1 (Repealed)","sortOrder":131},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":"Additional permitted uses","content":"# Schedule 1 Additional permitted uses\n\nSchedule 1 Additional permitted uses\n\n(Clause 2.5)\n\n**sch 1:** Am 2015 (453), Sch 1 \\[7\\]; 2022 (832), Sch 1.22\\[7\\]; 2024 (93), Sch 1.","sortOrder":139},{"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":143},{"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":144},{"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":147},{"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":148},{"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| Suburb | Item name | Address | Property description | Significance | Item number |\n| Bringenbrong | Stem beam road bridge over Murray River | Alpine Road | GPS Co-ord 36.169177°S 148.025262°E | Local | I20 |\n| Bringenbrong | Timber road bridge over Murray River | Towong Road | GPS Co-ord 36.169177°S 147.996366°E | Local | I21 |\n| Greg Greg | Pierce Family Cemetery | Welumba Creek | Lot 1, DP 922327 | Local | I10 |\n| Indi | Prestressed concrete road bridge over Murray River | Indi Road | GPS Co-ord 36.235110°S 148.035019°E | Local | I17 |\n| Indi | Steel and timber road bridge over Murray River | Upper Murray Road | GPS Co-ord 36.328770°S 148.051606°E | Local | I22 |\n| Jingellic | Road bridge over Murray River | Jingellic Road | GPS Co-ord 35.931607°S 147.701459°E | Local | I19 |\n| Mannus | McMicking Graves | Mannus Creek Road | Lot H, DP 178954 | Local | I11 |\n| Rosewood | Coppabella Blacksmith Shop and Burial Plot | Coppabella Road | Part Lot 111, DP 748738 | State | I23 |\n| Rosewood | Rosewood Cemetery | Coppabella Road | Lot 7009, DP 1028637; Lot 7005, DP 1056899 | Local | I12 |\n| Rosewood | Maginnity Gap Memorial | Maginnity’s Gap Road Reserve | Lot 1, DP 1101296 | Local | I15 |\n| Rosewood | Elm Cottage | 1730 Wagga Road | Lot 1, DP 1044043 | Local | I1 |\n| Tintaldra | Reinforced concrete road bridge over Murray River | Tintaldra Road | GPS Co-ord 36.045815°S 147.932298°E | Local | I8 |\n| Tooma | Tooma Hotel | Possum Point Road | Lot 6, DP 527933 | Local | I2 |\n| Tumbarumba | Wolters Cottage | 80 Albury Street | Lots 778 and 779, DP 47976 | Local | I7 |\n| Tumbarumba | Union Jack Memorial | Batlow Road | Lot 755, DP 755892 | Local | I14 |\n| Tumbarumba | Tumbarumba Court House | Bridge Street | Lot 7019, DP 1001035 | Local | I3 |\n| Tumbarumba | Tumbarumba Pioneer Cemetery | Cemetery Road | Lot 7033, DP 1001030 | Local | I9 |\n| Tumbarumba | Tumbarumba Post Office | Murray Street | Lot 24, DP 1104086 | Local | I5 |\n| Tumbarumba | Tumbarumba Public School | Murray Street | Lot 3, Section 8, DP 759003 | Local | I6 |\n| Tumbarumba | Tumbarumba Police Station | Winton Street | Lot 7018, DP 1001035 | Local | I4 |\n| Welaregang | Dungowan Homestead Aboriginal scar tree and three graves | Tintaldra Road | Lot 1, DP 456682 | Local | I16 |\n| Willigobung | Welaregang Cemetery | River Road | Lot 134, DP 755896 | Local | I13 |\n| Willigobung | Willigobung Cemetery | 117 Willigobung North Road | Lot 157, DP 757223 | Local | I8 |","sortOrder":152},{"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":153},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":155},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":157},{"sectionNumber":"7","sectionType":"section","heading":"Conservation exclusion zones","content":"#### 7 Conservation exclusion zones\n\n7 Conservation exclusion zones\n\n> > (1) Must not be carried out on the following land, except to the extent necessary to gain access to water—\n> > \n> > > (a) land declared an area of outstanding biodiversity value under the [Biodiversity Conservation Act 2016](/view/html/inforce/current/act-2016-063),\n> > \n> > > (b) vacant Crown land,\n> > \n> > > (c) land within a wetland of international significance declared under the Ramsar Convention on Wetlands.\n> \n> Note.\n> \n> Nothing in this clause affects any requirement under an Act relating to land specified in this clause to obtain a licence or other authority under that Act for development of the land.","sortOrder":165},{"sectionNumber":"8","sectionType":"section","heading":"Flood liability","content":"#### 8 Flood liability\n\n8 Flood liability\n\n> Must be designed or constructed on land so that it will not be inundated by the discharge of a 1:100 ARI (average recurrent interval) flood event.","sortOrder":166},{"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":168},{"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":169},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":170}],"analysis":{"flash_summary_failed":{"failed":true,"reason":"A positive credit balance is required for all requests, including BYOK, so fallback providers remain available. Add credits at https://vercel.com/d?to=%2F%5Bteam%5D%2F%7E%2Fai%3Fmodal%3Dtop-up to continue.","source":"analysis-cron"},"kimi_summary":{"_metrics":{"completionTokens":631},"content_quality":"ok","complexity_score":6,"scope_assessment":{"changed":false,"description":"The legislation appears to maintain its original scope as a standard local environmental plan for the Tumbarumba area. While it has been amended multiple times (noted in clause histories), the core purpose of managing land use, development, and environmental protection in the local government area remains unchanged. The 2022 amendments updated zone references and technical provisions but did not expand the plan's geographic or substantive scope beyond its original intent."},"complexity_factors":["13 different land use zones with detailed permitted/prohibited use tables","Multiple overlapping subdivision controls (clauses 4.1, 4.1AA, 4.2, 4.2A, 4.2B, 4.2C)","Heritage provisions with 8 subclauses and multiple notification requirements","Aquaculture schedule with 11 detailed operational requirements","Cross-references to 10+ other Acts and SEPPs","Zone boundary flexibility clause with 3 exclusions and 2 satisfaction tests","Extensive definitions and mapping references (Lot Size Map, Land Zoning Map, Heritage Map, etc.)","Nested exceptions in clause 1.9A (7 sub-exceptions to the suspension of covenants)"],"plain_english_summary":"This is the **Tumbarumba Local Environmental Plan 2010**, a planning rulebook that controls what can be built and done on land in the Tumbarumba area of New South Wales.\n\n**What it does:**\n- **Divides land into zones** (like RU1 Primary Production, R1 General Residential, E1 Local Centre) with different rules for each zone\n- **Sets out what development needs approval** — some things need council consent, some don't, and some are banned outright\n- **Protects the environment** through special rules for biodiversity, water, soil, and flood-prone areas\n- **Preserves heritage** — lists 23 heritage items including old bridges, cemeteries, and buildings like the Tumbarumba Court House and Tooma Hotel\n- **Controls subdivision** — sets minimum lot sizes and restricts how land can be carved up\n- **Allows some flexibility** — development near zone boundaries can sometimes use adjoining zone rules if it makes planning sense\n\n**Key features:**\n- **13 zones** covering rural, residential, employment, recreation, and conservation purposes\n- **Heritage protection** for 23 local and state significant items\n- **Environmental safeguards** for sensitive land, water, and biodiversity\n- **Special rules for rural housing** — limits where new dwellings can go on farmland to stop scattered \"rural residential\" sprawl\n- **Aquaculture provisions** — detailed rules for fish farming in ponds and tanks\n- **Music and entertainment protections** — councils can't refuse pub/bar approvals just because of music type, live performance, or dancing\n\n**Who it affects:** Anyone wanting to build, subdivide, or change land use in Tumbarumba — homeowners, farmers, businesses, and developers."},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":false,"description":"The Plan remains a local environmental plan whose core purpose is land zoning, setting permitted uses and regulating development consistent with its stated aims (cl 1.2). Amendments and inserts over time (for example additional permitted uses in Schedule 1, aquaculture rules in Sch 6, clause 1.9A on suspension of covenants, and music noise protections at cl 5.20) have added technical detail and parcel‑specific permissions, but these additions sit inside the original scope of managing land use, environmental protection and local economic activity. In short, the instrument has become more detailed and responsive to specific local issues, but it has not materially grown beyond its original land‑use planning purpose."},"complexity_factors":["13 named land use zones (cl 2.1) and a detailed Land Use Table with permitted/consent/prohibited lists for each zone","Multiple maps that materially affect application of the Plan (Land Zoning Map, Lot Size Map, Land Application Map, Heritage Map, Industrial Buffer Map, Natural Resources Sensitivity—Biodiversity Map, Land Reservation Acquisition Map, Horticultural Land Map) (cl 1.3, cl 1.7 and clauses referring to maps)","Numerous schedules (Sch 1–6) with parcel‑specific permissions, exempt/compliant lists and technical aquaculture standards","Many cross‑references to State Environmental Planning Policies and other Acts (SEPPs, Heritage Act, Biodiversity Act, Fisheries and Local Government Acts etc.) (cl 1.9, multiple clauses)","Layered development pathways: exempt, complying and consent pathways with different tests and exclusions (cl 3.1–3.3, Schs 2–3)","Complex subdivision rules with base minimums, numerous exceptions and special rules for community title and strata (cl 4.1, cl 4.1AA, cl 4.2–4.2C, cl 4.2B)","Nested exceptions and conditional limits (for example clause 4.6 allowing exceptions to development standards but with specific prohibitions and thresholds)","Sector‑specific technical controls (biodiversity cl 6.2, water cl 6.4, earthworks cl 6.5, aquaculture cl 5.19 & Sch 6, flood planning cl 5.21) that require specialist assessment","Localised bespoke controls (industrial buffer cl 6.7; Schedule 1 additional permitted uses) increasing parcel‑by‑parcel variation","Several clauses marked ‘not adopted’ or ‘not applicable’ and multiple amendments over time, which add interpretative complexity when applying current vs omitted provisions"],"plain_english_summary":"**What this Plan does (mechanically)**\n\n- The Tumbarumba Local Environmental Plan 2010 (the Plan) sets the legal rules for what land uses and development are allowed, restricted or prohibited on land in the Tumbarumba local area. It does this by: zoning land (identifying which zone each parcel sits in) (cl 2.2, cl 2.1); listing permitted, permitted-with-consent and prohibited uses for each zone (cl 2.3 and the Land Use Table); setting subdivision, heritage, environmental and infrastructure tests that development applications must satisfy; and specifying maps and local schedules that attach additional rules to particular parcels (cl 1.7, cl 1.3, Schs 1–6).\n\n- The Plan creates three development pathways: development that is exempt (no consent required but other approvals may still apply) (cl 3.1, Sch 2); complying development (fast‑tracked where standards are met) (cl 3.2, Sch 3); and development requiring consent (ordinary development applications assessed by Council) (cl 2.3).\n\n- It imposes particular local controls: minimum lot sizes and exceptions for rural and community title subdivisions (cl 4.1, cl 4.1AA, cl 4.2–4.2C); controls on earthworks, water, biodiversity and bushfire hazard reduction (cl 6.5, cl 6.4, cl 6.2, cl 5.11); heritage protections for listed items and areas (cl 5.10, Sch 5); aquaculture rules (cl 5.19, Sch 6); limits on temporary uses and demolition (cl 2.8, cl 2.7); and special local buffer and public land rules (cl 6.7, cl 5.2–5.1A).\n\n- The consent authority for the Plan is the Council, which must take the Plan’s zone objectives and specified matters into account when deciding applications (cl 1.6, cl 2.3(2)). The Plan is also subject to State Environmental Planning Policies (SEPPs) and other state laws that prevail where they conflict (cl 1.9).\n\n**Who is affected**\n\n- Private landowners and developers in the Tumbarumba area: their ability to subdivide, build, run businesses (including home businesses, farm stays, pubs, childcare, aquaculture) and alter properties is regulated by the Plan (Land Use Table, Sch 1, cl 5.4).\n\n- The Council: responsible for assessing development applications and enforcing the Plan (cl 1.6, cl 6.6). The Plan also allocates responsibilities for acquiring reserved land to specified state authorities (cl 5.1).\n\n- Public authorities and utility providers: certain Crown infrastructure and works are preserved or treated differently (cl 5.12, cl 5.1A).\n\n- Local communities and neighbours: the Plan imposes amenity, heritage and environmental protections that affect nearby uses (heritage cl 5.10; biodiversity cl 6.2; flood planning cl 5.21).\n\n**Why it matters (official aims and practical effects)**\n\n- Officially the Plan aims to provide local planning controls that protect Tumbarumba’s environmental, cultural and scenic values, support local economic viability, and encourage arts and cultural activity (cl 1.2). Those aims are implemented by zoning, development standards, heritage listings and environmental safeguards.\n\n- Practically, the Plan determines what developments can proceed without Council approval, which require full assessment, and which are prohibited. That changes the costs and timing for any development: consenting triggers application fees, assessment time and compliance conditions; exempt or complying pathways reduce time and cost but impose technical standards (cl 3.1–3.2, Schs 2–3).\n\n**Costs, incentives and likely behavioural effects (mechanisms, not opinions)**\n\n- Who pays: applicants bear the direct costs of seeking development consent, preparing required reports (heritage assessments, biodiversity, flood assessments, geotechnical for earthworks), and meeting conditions. The Council bears assessment and enforcement costs funded through rates/fees. State authorities may pay acquisition costs when land is required for public purposes (cl 5.1).\n\n- Who decides: the Council is the primary decision maker for development applications within the Plan area, but its decisions must be consistent with State policy where SEPPs prevail (cl 1.6, cl 1.9). For some specialist matters the Plan requires consultation or notifications to statutory bodies (e.g., Heritage Council for archaeological sites) (cl 5.10(7)).\n\n- Behavioural effects and incentives:\n  - Zoning and minimum lot sizes constrain subdivision and new rural dwellings, discouraging piecemeal fragmentation of agricultural land (cl 4.1, cl 4.2A). That preserves larger holdings but raises the cost of creating new residential lots.\n  - The presence of exempt and complying development pathways encourages small-scale, low-impact works via quicker, lower‑cost routes (cl 3.1–3.2, Schs 2–3).\n  - Heritage and biodiversity requirements increase compliance costs for works affecting listed items or mapped sensitive land, creating an incentive to avoid such sites or to prepare the required heritage/biodiversity assessments (cl 5.10, cl 6.2).\n  - Localised rules (e.g., industrial buffer area controls) protect existing industrial operations by requiring assessment of impacts on potential neighbouring development, making nearby residential or sensitive uses less likely (cl 6.7).\n  - The Plan limits refusal grounds related to live music/noise for licensed premises if noise can be managed (cl 5.20), reducing one barrier to hospitality/entertainment uses but still requiring noise management.\n\n**Trade‑offs, implementation risks and compliance burden**\n\n- Trade-offs: rules that protect agriculture, heritage and biodiversity (minimum lot sizes, heritage consent requirements, biodiversity clauses) also limit some development opportunities and can increase application costs and time. Exempt/compliant pathways trade lower oversight for reliance on technical compliance.\n\n- Implementation risks: effective operation relies on accurate maps (zoning, lot size, heritage, biodiversity, buffers) and Council resourcing to assess complex technical matters (flooding, biodiversity, earthworks). Amendments over time require keeping maps and schedules current (cl 1.7).\n\n- Compliance burden: applicants may need technical studies (heritage reports, ecological impact statements, flood risk assessments, geotechnical reports) for consent applications affecting sensitive or constrained land (cl 5.10, cl 6.2, cl 6.3, cl 5.21, cl 6.5).\n\n**Key local specifics to note**\n\n- Numerous mapped controls: Lot Size Map, Land Zoning Map, Land Application Map, Heritage Map, Industrial Buffer Map, Natural Resources Sensitivity—Biodiversity Map, Land Reservation Acquisition Map, Horticultural Land Map (cl 1.3, cl 1.7 and relevant clauses).\n\n- Specific local permissions in Schedule 1 for particular lots (e.g., childcare at 97 King Street; indoor recreation at Courabyra Road; pubs/small bars on identified land) (Sch 1).\n\n- Heritage items are listed in Schedule 5 and trigger consent and notification rules (cl 5.10, Sch 5).\n\n- Aquaculture has detailed operational and siting rules in Schedule 6 (cl 5.19, Sch 6).\n\nOverall, the Plan functions as the local rulebook for land use and development in Tumbarumba: it prescribes where certain activities can occur, the approvals required, technical standards and local exceptions, and it channels many decisions through the Council subject to higher‑order State policies (cl 1.2, cl 1.9, cl 1.6)."},"issue_detection":{"absurdities":[],"contradictions":[]},"summary":{"complexity_score":6,"scope_assessment":{"changed":true,"description":"The plan has been amended approximately 45 times since its commencement in June 2010, indicating its scope has evolved considerably from the original instrument. Amendments to LEPs typically reflect rezoning of specific parcels, addition of heritage items, changes to permissible land uses, and incorporation of state-mandated policy changes. The frequency of amendments (sometimes multiple per year) suggests the plan's detailed provisions have been materially expanded or altered from its original intent, though the core purpose of land use regulation for the Tumbarumba area remains unchanged."},"complexity_factors":["Standard instrument LEP format means it incorporates and must be read alongside the NSW Standard Instrument (Local Environmental Plans) Order 2006 and state-wide templates","Operates within a layered planning framework — must be read together with the Environmental Planning and Assessment Act 1979, State Environmental Planning Policies (SEPPs), and council development control plans","Highly localised content — zone maps, schedules of heritage items, and land-specific provisions require local geographic knowledge to interpret correctly","Approximately 45 amendments over 15 years mean the current version is a composite of many changes; tracking what applies when requires consulting historical versions","Multiple land use zones each with different permitted/prohibited uses and development standards, creating a complex matrix of rules","Interaction with overlays (e.g., flood-prone land, biodiversity, acid sulfate soils, heritage) adds further layers of assessment requirements","The document provided only contains metadata and status information — the actual operative provisions (zones, maps, schedules) are not included here, meaning full analysis of substantive rules is not possible from this extract alone"],"plain_english_summary":"The Tumbarumba Local Environmental Plan 2010 is the statutory rulebook that controls land use and development in the Tumbarumba area (now part of Snowy Valleys Council). It zones land, sets what development is allowed or needs consent, and imposes standards to protect environment, heritage and scenic values.\n\nIt affects property owners, developers, farmers and the council — and has been amended about 45 times since 2010."}},"importantCases":[],"_links":{"self":"/api/acts/tumbarumba-local-environmental-plan-2010","history":"/api/acts/tumbarumba-local-environmental-plan-2010/history","analysis":"/api/acts/tumbarumba-local-environmental-plan-2010/analysis","conflicts":"/api/acts/tumbarumba-local-environmental-plan-2010/conflicts","importantCases":"/api/acts/tumbarumba-local-environmental-plan-2010/important-cases","documents":"/api/acts/tumbarumba-local-environmental-plan-2010/documents"}}