{"id":"nsw:epi-2012-0119","name":"Uralla Local Environmental Plan 2012","slug":"uralla-local-environmental-plan-2012","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"119 of 2012","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181396,"registerId":"nsw-nsw:epi-2012-0119-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 [Uralla Local Environmental Plan 2012](/view/html/inforce/current/epi-2012-0119).","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> > RU4 Primary Production Small Lots\n> > \n> > RU5 Village\n> \n> > Residential Zones\n> \n> > R1 General Residential\n> > \n> > R2 Low Density Residential\n> > \n> > R5 Large Lot Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > E3 Productivity Support Centre\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> > 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> **cl 2.1:** Am 2016 (331), Sch 1 \\[1\\]; 2022 (832), Sch 1.24\\[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 2016 (168), Sch 1 \\[2\\] \\[5\\]; 2016 (179), Sch 1 \\[1\\]–\\[4\\]; 2016 (331), Sch 1 \\[2\\]; 2017 (493), Sch 1.1 \\[1\\] \\[2\\]; 2018 (488), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2022 (314), Sch 1; 2022 (832), Sch 1.24\\[2\\]; 2023 (458), Sch 2.78.\n\nZone RU1 Primary Production\n\nZone RU2 Rural Landscape\n\nZone RU4 Primary Production Small Lots\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R2 Low Density Residential\n\nZone R5 Large Lot Residential\n\nZone E1 Local Centre\n\nZone E3 Productivity Support\n\nZone E4 General Industrial\n\nZone MU1 Mixed Use\n\nZone SP2 Infrastructure\n\nZone RE1 Public Recreation\n\nZone RE2 Private Recreation\n\nZone C1 National Parks and Nature Reserves\n\nZone C2 Environmental Conservation\n\nZone C3 Environmental Management\n\nZone C4 Environmental Living","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agritourism; Airstrips; Animal boarding or training establishments; Aquaculture; Boat launching ramps; Boat sheds; Cellar door premises; Cemeteries; Correctional centres; Crematoria; Depots; Dual occupancies; Dwelling houses; Eco-tourist facilities; Electricity generating works; Emergency services facilities; Environmental facilities; Extractive industries; Farm buildings; Helipads; Home businesses; Home industries; Industrial training facilities; Information and education facilities; Intensive livestock agriculture; Intensive plant agriculture; Jetties; Landscaping material supplies; Local distribution premises; Mortuaries; Open cut mining; Places of public worship; Plant nurseries; Recreation areas; Recreation facilities (outdoor); Research stations; Roadside stalls; Rural industries; Rural supplies; Rural workers’ dwellings; Service stations; Sewerage systems; Signage; Tourist and visitor accommodation; Veterinary hospitals; Waste or resource management facilities; Water recreation structures; Wharf or boating facilities","sortOrder":33},{"sectionNumber":"4","sectionType":"section","heading":"Prohibited","content":"#### 4 Prohibited\n\n4 Prohibited\n\n> Advertising structures; Hotel or motel accommodation; Serviced apartments; Any other 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":103},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":107},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":119},{"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/uralla-local-environmental-plan-2012) (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":120},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":146},{"sectionNumber":"6","sectionType":"section","heading":"Earthworks","content":"#### 6 Earthworks\n\n6.1 Earthworks\n\n> > (1) The objectives of this clause are as follows—\n> > \n> > > (a) to ensure that earthworks for which development consent is required will not have a detrimental impact on environmental functions and processes, neighbouring uses, cultural or heritage items or features of the surrounding land,\n> > \n> > > (b) to allow earthworks of a minor nature without requiring separate development consent.\n> \n> > (2) Development consent is required for earthworks unless—\n> > \n> > > (a) the earthworks are exempt development under this Plan or another applicable environmental planning instrument, or\n> > \n> > > (b) the earthworks are ancillary to other development for which development consent has been given.\n> \n> > (3) Before granting development consent for earthworks, the consent authority must consider the following matters—\n> > \n> > > (a) the likely disruption of, or any detrimental effect on, existing drainage patterns and soil stability in the locality,\n> > \n> > > (b) the effect of the proposed development on the likely future use or redevelopment of the land,\n> > \n> > > (c) the quality of the fill or the soil to be excavated, or both,\n> > \n> > > (d) the effect of the proposed development on the existing and likely amenity of adjoining properties,\n> > \n> > > (e) the source of any fill material and the destination of any excavated material,\n> > \n> > > (f) the likelihood of disturbing relics,\n> > \n> > > (g) the proximity to and potential for adverse impacts on any watercourse, drinking water catchment or environmentally sensitive area,\n> > \n> > > (h) any appropriate measures proposed to avoid, minimise or mitigate the impacts of the development.\n> \n> Note.\n> \n> The [National Parks and Wildlife Act 1974](/view/html/inforce/current/act-1974-080), particularly section 86, deals with disturbing or excavating land and Aboriginal objects.","sortOrder":147},{"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 2019 (357), cl 4 (1).","sortOrder":154},{"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(When this Plan was made this Schedule was blank)","sortOrder":156},{"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":157},{"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":160},{"sectionNumber":"Schedule 4","sectionType":"schedule","heading":"Classification and reclassification of public land","content":"# Schedule 4 Classification and reclassification of public land\n\nSchedule 4 Classification and reclassification of public land\n\n(Clause 5.2)\n\n**sch 4:** Am 2015 (58), cl 4 (1) (2); 2019 (273), cl 4.","sortOrder":161},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Environmental heritage","content":"# Schedule 5 Environmental heritage\n\nSchedule 5 Environmental heritage\n\n(Clause 5.10)","sortOrder":165},{"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":168},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":170},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":172},{"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":180},{"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":181},{"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":183},{"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":184},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":185}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The original 2012 plan has been substantially amended over 50 times in 13 years. While its core purpose — regulating land use in the Uralla local government area — remains unchanged, the specific zones, permitted uses, heritage listings, and development standards have been progressively altered to reflect new state planning policies, community needs, and individual site-specific rezonings. The cumulative effect of these amendments means the current plan is considerably broader and more refined in scope than the original instrument."},"complexity_factors":["Standard Instrument LEP format incorporates extensive prescribed templates and definitions from NSW state planning policy, which must be read alongside the local plan itself","Over 50 amendments since 2012 mean the current version is a heavily layered document — understanding what changed and when requires cross-referencing historical versions","Land use zoning tables involve numerous permissible and prohibited uses across multiple zone types, requiring careful interpretation for any given property","Interaction with overlapping state environmental planning policies (SEPPs), ministerial directions, and the parent Act adds layers of legal complexity","Maps are a critical component (defining zones, heritage areas, flood overlays etc.) but are not contained in the text, requiring separate consultation","Heritage, biodiversity, flood, and bushfire provisions introduce specialist technical requirements that interact with the planning rules","The plan covers a geographically diverse rural-regional area with both urban and extensive agricultural land, creating varied rule applications across different land types"],"plain_english_summary":"The Uralla Local Environmental Plan 2012 is the primary planning rulebook for the Uralla LGA in regional NSW: it sets what can be built or done on land, which areas are zoned for which uses, and what approvals and limits apply.  \n\nIt affects landowners, developers, businesses, farmers and council decision‑making, and is a Standard Instrument LEP under the Environmental Planning and Assessment Act. It has been amended frequently (over 50 times, most recently September 2025)."},"flash_summary_failed":{"failed":true,"reason":"A positive credit balance is required for all requests, including BYOK, so fallback providers remain available. Add credits at https://vercel.com/d?to=%2F%5Bteam%5D%2F%7E%2Fai%3Fmodal%3Dtop-up to continue.","source":"analysis-cron"},"flash_summary":{"complexity_score":6,"scope_assessment":{"changed":false,"description":"The Plan's scope matches its stated aims: it consolidates and replaces prior local environmental plans (cl 1.8) and establishes local zoning, development controls, exemptions, complying development rules, heritage listings and environmental protections (cll 1.2, 2.1, 3.1, 4.1, 5.10). No material expansion beyond those declared aims is evident in the text."},"complexity_factors":["Many zone classes and a detailed Land Use Table defining permitted, consent and prohibited uses (cl 2.1; Land Use Table)","Multiple development pathways: development consent, exempt development and complying development with separate tests (cll 2.3, 3.1, 3.2)","Extensive cross-references to State environmental planning policies and other Acts, increasing interpretive dependency (cl 1.9; various notes)","Use of maps and schedules (Zoning Map, Lot Size Map, Heritage Map, Schedules 1–6) that determine substantive outcomes (cl 1.7; schs 1–6)","Discretionary assessment and exceptions (exceptions to standards, boundary adjustments, development near zone boundaries) requiring authority judgement (cl 4.6; cll 4.1A, 5.3)","Sector‑specific technical controls (minimum lot sizes, rural subdivision, aquaculture standards) that add procedural and technical compliance burden (cll 4.1–4.2; cl 5.19; sch 6)","Heritage and environmental assessment steps with notification requirements and potential additional documentation (cl 5.10)"],"plain_english_summary":"This Plan sets the local planning rules for Uralla: it maps zoning, lists permitted and prohibited land uses, sets subdivision and development‑consent rules, provides exempt and complying pathways, and records heritage and environmental constraints. It affects landowners, developers, the Council as consent authority and specified State authorities (cl 1.6; cll 2.1–2.3; cl 4.1; cl 5.10). The Plan states its purpose is to protect agricultural, natural and cultural values (cl 1.2); those protections create compliance costs, administrative discretion and limits on subdivision, development types and lot sizes (cll 4.1, 4.6, 5.10)."},"kimi_summary":{"_metrics":{"provider":"moonshot","completionTokens":2217},"content_quality":"ok","complexity_score":6,"scope_assessment":{"changed":false,"description":"The legislation operates within the standard scope of a Local Environmental Plan under the Environmental Planning and Assessment Act 1979. While the Plan has been amended multiple times since 2012 (as evidenced by amendment notes referencing changes in 2013, 2016, 2017, 2018, 2019, 2021, 2022, and 2023), these amendments remain within the core functions of land use zoning, development control, and environmental management. The inclusion of specific provisions (such as clause 5.20 regarding music performance in licensed premises) reflects responsive amendments to local issues rather than scope creep beyond the Plan's original purpose as a comprehensive planning instrument for the Uralla local government area."},"complexity_factors":["17 distinct land use zones, each with unique objectives and permitted/prohibited uses listed in the Land Use Table","Extensive cross-referencing to State Environmental Planning Policies (SEPPs) and other legislation (e.g., Heritage Act 1977, Fisheries Management Act 1994, Biodiversity Conservation Act 2016)","Nested exceptions and conditional logic — e.g., clause 4.6 allows variation of development standards but excludes certain zones and standards; clause 5.18 has capacity thresholds for intensive livestock that vary by animal type","Multiple conditional consent requirements requiring specific findings — e.g., rural workers' dwellings (clause 6.5) require 5 separate criteria to be satisfied; eco-tourist facilities (clause 5.13) require 11 specific criteria","Heritage controls (clause 5.10) with layered assessment requirements including notifications to Heritage Council and Aboriginal communities","Technical industry-specific standards in schedules — e.g., Schedule 6 specifies pond design, species selection, and discharge requirements for aquaculture","Multiple referenced maps (Land Zoning Map, Lot Size Map, Heritage Map, Drinking Water Catchment Map) that form part of the legal instrument","Savings and transitional provisions (clauses 1.8A, 1.8) creating parallel assessment pathways for applications lodged before the Plan commenced"],"plain_english_summary":"This is the **Uralla Local Environmental Plan 2012** — a legal rulebook that controls how land can be used and developed in the Uralla Shire (near Armidale in northern NSW).\n\n**What it does:**\n- **Divides land into zones** (like RU1 Primary Production, R1 General Residential, E1 Local Centre, C2 Environmental Conservation) — 17 zones in total. Each zone has specific rules about what can be built.\n- **Controls development**: It specifies which activities need council approval (development consent), which don't, and which are banned. For example, houses usually need consent, while home occupations might not.\n- **Sets minimum lot sizes** for subdividing land, especially in rural areas, to prevent farms being broken into unviable small blocks.\n- **Protects heritage**: Lists heritage items (like the McCrossin’s Mill and old churches) and conservation areas where changes require special approval.\n- **Manages environmental risks**: Includes rules for flood-prone land, drinking water catchments, bushfire-prone land, and protections for native vegetation.\n- **Fast-tracks simple projects**: Identifies \"exempt development\" (no approval needed) and \"complying development\" (quick approval if standards are met).\n\n**Who it affects:**\n- **Landowners** wanting to build, subdivide, or change land use\n- **Developers** proposing housing estates, industrial facilities, or tourist accommodation\n- **Uralla Shire Council** (the consent authority) who assess applications\n- **Rural businesses** (farms, aquaculture, intensive livestock) with specific operational requirements\n\n**Why it matters:**\nIt balances competing interests — protecting agricultural land and natural environments while allowing housing and economic development. It includes specific protections for the area’s heritage (like the Rocky River goldmining precinct) and natural features (like Dangar’s Lagoon), and ensures development considers flood risks and water quality."}},"importantCases":[],"_links":{"self":"/api/acts/uralla-local-environmental-plan-2012","history":"/api/acts/uralla-local-environmental-plan-2012/history","analysis":"/api/acts/uralla-local-environmental-plan-2012/analysis","conflicts":"/api/acts/uralla-local-environmental-plan-2012/conflicts","importantCases":"/api/acts/uralla-local-environmental-plan-2012/important-cases","documents":"/api/acts/uralla-local-environmental-plan-2012/documents"}}