{"id":"nsw:epi-2013-0391","name":"Yass Valley Local Environmental Plan 2013","slug":"yass-valley-local-environmental-plan-2013","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"391 of 2013","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181335,"registerId":"nsw-nsw:epi-2013-0391-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 [Yass Valley Local Environmental Plan 2013](/view/html/inforce/current/epi-2013-0391).","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> > 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> > R3 Medium Density Residential\n> > \n> > R5 Large Lot Residential\n> \n> > Employment Zones\n> \n> > E1 Local Centre\n> > \n> > E3 Productivity Support\n> > \n> > E4 General Industrial\n> \n> > Special Purpose Zones\n> \n> > SP1 Special Activities\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> > Waterway Zones\n> \n> > W1 Natural Waterways\n> \n> **cl 2.1:** Am 2022 (857), Sch 1.12\\[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 2017 (493), Sch 1.1 \\[2\\]; 2018 (49), cl 4; 2018 (488), Sch 1.1 \\[1\\]; 2019 (137), Sch 6 \\[1\\]; 2019 (621), Sch 3; 2020 (405), Sch 1\\[1\\]–\\[28\\]; 2020 (770), cl 4(1) (2); 2022 (314), Sch 1; 2022 (857), Sch 1.12\\[2\\]; 2023 (458), Sch 2.89; 2023 (580), Sch 1\\[1\\] \\[2\\].\n\nZone RU1 Primary Production\n\nZone RU2 Rural Landscape\n\nZone RU3 Forestry\n\nZone RU4 Primary Production Small Lots\n\nZone RU5 Village\n\nZone R1 General Residential\n\nZone R2 Low Density Residential\n\nZone R3 Medium 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 SP1 Special Activities\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\n\nZone W1 Natural Waterways","sortOrder":30},{"sectionNumber":"3","sectionType":"section","heading":"Permitted with consent","content":"#### 3 Permitted with consent\n\n3 Permitted with consent\n\n> Agritourism; Air transport facilities; Airstrips; Animal boarding or training establishments; Aquaculture; Artisan food and drink industries; Bed and breakfast accommodation; Boat launching ramps; Boat sheds; Camping grounds; Caravan parks; Cellar door premises; Cemeteries; Charter and tourism boating facilities; Community facilities; Correctional centres; Crematoria; Depots; Dual occupancies; Dwelling houses; Eco-tourist facilities; Environmental facilities; Extractive industries; Farm buildings; Farm stay accommodation; Flood mitigation works; Function centres; Helipads; High technology industries; Home industries; Industrial retail outlets; Industrial training facilities; Information and education facilities; Intensive livestock agriculture; Landscaping material supplies; Markets; Open cut mining; Places of public worship; Recreation areas; Recreation facilities (major); Recreation facilities (outdoor); Restaurants or cafes; Roads; Roadside stalls; Rural industries; Rural supplies; Rural workers’ dwellings; Serviced apartments; Signage; Timber yards; Transport depots; Truck depots; Turf farming; Waste or resource management facilities; Water recreation structures; 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":115},{"sectionNumber":"Part 4","sectionType":"part","heading":"Principal development standards","content":"# Part 4 Principal development standards\n\nPart 4 Principal development standards","sortOrder":119},{"sectionNumber":"Part 5","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 5 Miscellaneous provisions\n\nPart 5 Miscellaneous provisions","sortOrder":134},{"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/yass-valley-local-environmental-plan-2013) (or, if an authority of the State is not specified in relation to land required to be so acquired, the authority designated or determined under those provisions).\n> > \n> > | Type of land shown on Map | Authority of the State |\n> > | Zone RE1 Public Recreation and marked “Local open space” | Council |\n> > | Zone RE1 Public Recreation and marked “Regional open space” | The corporation constituted under section 2.5 of the Act |\n> > | Zone SP2 Infrastructure and marked “Classified road” | Transport for NSW |\n> > | Zone C1 National Parks and Nature Reserves and marked “National Park” | Minister administering the National Parks and Wildlife Act 1974 |\n> \n> > (3) Development on land acquired by an authority of the State under the owner-initiated acquisition provisions may, before it is used for the purpose for which it is reserved, be carried out, with development consent, for any purpose.\n> \n> Note.\n> \n> If land, other than land specified in the Table to subclause (2), is required to be acquired under the owner-initiated acquisition provisions, the Minister for Planning and Infrastructure is required to take action to enable the designation of the acquiring authority under this clause. Pending the designation of the acquiring authority for that land, the acquiring authority is to be the authority determined by order of the Minister for Planning and Infrastructure (see section 21 of the [Land Acquisition (Just Terms Compensation) Act 1991](/view/html/inforce/current/act-1991-022)).","sortOrder":135},{"sectionNumber":"Part 6","sectionType":"part","heading":"Additional local provisions","content":"# Part 6 Additional local provisions\n\nPart 6 Additional local provisions","sortOrder":161},{"sectionNumber":"6","sectionType":"section","heading":"Earthworks","content":"#### 6 Earthworks\n\n6.1 Earthworks\n\n> > (1) The objective of this clause is 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> > (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 development that is permitted without consent under this Plan or to development for which development consent has been given.\n> \n> > (3) Before granting development consent for earthworks (or for development involving ancillary earthworks), the consent authority must consider the following matters—\n> > \n> > > (a) the likely disruption of, or any detrimental effect on, drainage patterns and soil stability in the locality of the development,\n> > \n> > > (b) the effect of the 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 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 waterway, 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 harming Aboriginal objects.","sortOrder":162},{"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 (154), cl 4 (1); 2021 (569), cl 5; 2022 (857), Sch 1.12\\[7\\]; 2024 (42), Sch 1.52; 2025 (571), Sch 1.","sortOrder":176},{"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":181},{"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":182},{"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":185},{"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 2023 (121), cl 4.","sortOrder":186},{"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 2019 (175), Sch 1 \\[1\\] \\[2\\].","sortOrder":190},{"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":195},{"sectionNumber":"Division 1","sectionType":"division","heading":"Site location requirements","content":"## Division 1 Site location requirements\n\nDivision 1 Site location requirements","sortOrder":197},{"sectionNumber":"Division 2","sectionType":"division","heading":"Operational requirements","content":"## Division 2 Operational requirements\n\nDivision 2 Operational requirements","sortOrder":199},{"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":207},{"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":208},{"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":210},{"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":211},{"sectionNumber":"11","sectionType":"section","heading":"Culture water","content":"#### 11 Culture water\n\n11 Culture water\n\n> Must use freshwater.","sortOrder":212}],"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"},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"While the original 2013 plan was designed as a comprehensive zoning instrument for Yass Valley, its scope has meaningfully evolved over 12+ years through more than 50 amendments. These amendments have progressively adjusted permitted land uses, development standards, and zone boundaries to reflect population growth (particularly around Murrumbateman and the ACT border region), state government planning reforms, and changing community priorities around housing supply and environmental protection. The plan has grown in complexity beyond its original standard-instrument template."},"complexity_factors":["Standard instrument LEP framework requires cross-referencing with NSW state planning policies and the Environmental Planning and Assessment Act 1979","Multiple land use zones each with distinct permitted, permissible-with-consent, and prohibited use lists","Extensive land use definition dictionary requiring careful interpretation","Heavily map-dependent — the written rules only make sense when read alongside official zoning and overlay maps","Over 50 amendments since 2013 creating a layered, evolving document where historical versions may apply to pending applications","Interaction with numerous state environmental planning policies (SEPPs) that can override or modify local rules","Site-specific provisions and schedules that apply differently to individual parcels of land","Technical development standards (floor space ratios, heights, lot sizes) that require professional interpretation for specific sites","Only metadata and version history is provided — the actual substantive provisions of the plan are not included in this extract, limiting full analysis"],"plain_english_summary":"The Yass Valley Local Environmental Plan 2013 is the legally binding planning rulebook for Yass Valley (towns like Yass and Murrumbateman). It controls land use and development by zoning land, setting development standards (heights, lot sizes, FSR), protecting heritage, biodiversity and agricultural land, and regulating subdivision.\n\nIt affects landowners, farmers, developers, businesses and anyone seeking to change land use — determining what is allowed, when council approval is needed, and why compliance matters."},"issue_detection":{"absurdities":[],"contradictions":[]},"flash_summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The Plan’s scope has been adjusted by amendments recorded in the instrument. Examples include zoning updates (cl 2.1: Am 2022 (857) Sch 1.12[1]), new minimum‑lot‑size and community‑title rules (cl 4.1AA and cl 4.1A: Am 2022 (857)), added subdivision averaging and additional subdivision controls (cl 4.1B: Am 2016, 2022), a 2020 insertion on minimum site areas for multi‑dwelling/dual occupancies (cl 4.1D), and updates to building height mapping (cl 4.3: Am 2022). Schedules and local permitted uses have also been amended (Schedule 1 and Schedule 5 notes), producing a Plan that departs from its original text in multiple targeted respects."},"complexity_factors":["Large number of zones and land-use tables (cl 2.1; Land Use Table) with zone-specific permitted/prohibited lists","Heavy reliance on external and local maps for spatial rules (cls 1.7, 2.2, references to Lot Size Map, Height of Buildings Map, etc.)","Numerous cross-references to State environmental planning policies and other Acts that modify operation (cl 1.9, cl 1.9A)","Layered development pathways (exempt, complying, consent) with separate standards and exclusions (cls 3.1–3.3, cl 4.6)","Complex subdivision and lot-size regime with multiple exceptions, averages and site‑specific rules (cls 4.1, 4.1AA, 4.1A, 4.1B, 4.1C)","Detailed environmental and heritage overlays requiring case-by-case assessment and management plans (cls 5.10, 6.3–6.7; Schedule 5)","Numerous local, site‑specific clauses and schedules (Schedule 1 additional uses; Schedules 4–6) increasing bespoke decision-making"],"plain_english_summary":"Mechanically, this Plan prescribes zoning, permitted and prohibited uses, consent rules and development standards for land across Yass Valley — including lot sizes, building heights, floor space ratios, maps and schedules. Council is the consent authority (cl 1.6) and the Plan distinguishes exempt, complying and consent-based development (cls 3.1–3.3). It affects landowners, developers and State/local agencies by restricting uses, requiring approvals, and imposing environmental and heritage conditions that change incentives for subdivision, building scale and land management (see cll 4.1, 4.3, 5.10, 6.3)."},"kimi_summary":{"_metrics":{"completionTokens":690},"content_quality":"ok","complexity_score":7,"scope_assessment":{"changed":false,"description":"The legislation appears consistent with its original purpose as a local environmental plan. While it has been amended multiple times (as evidenced by amendment notes throughout), these amendments appear to be routine updates, zone refinements, and operational adjustments rather than significant scope expansion. The core framework of zoning, subdivision controls, heritage protection, and development standards remains intact from the original 2013 instrument."},"complexity_factors":["Multiple overlapping zone systems (11 zone types with 25 sub-zones)","Extensive cross-referencing to State Environmental Planning Policies and other legislation","Detailed heritage schedules with 280+ listed items across 4 categories","Multiple subdivision clauses with exceptions, averaging provisions, and zone-specific rules","Conditional development standards with 'avoid-minimise-mitigate' hierarchies","Numerous mapped overlays (Lot Size, Height, Floor Space Ratio, Heritage, Natural Resources, Groundwater Vulnerability, Riparian Lands, Water/Waste/Sewerage Buffers, Barton Highway Corridor)","Nested definitions and savings provisions for pre-existing development applications","Schedule-based exempt and complying development with external policy references","Specific aquaculture operational requirements with species and discharge restrictions","Heritage consent triggers with multiple notification requirements (Heritage Council, Aboriginal communities)"],"plain_english_summary":"This is the **Yass Valley Local Environmental Plan 2013**, a planning rulebook that controls what can be built and done on land in the Yass Valley area of New South Wales (near Canberra).\n\n**What it does:**\n- **Zones all land** into categories like rural (farming), residential, commercial, industrial, conservation, and recreation areas. Each zone has rules about what activities are allowed, need approval, or are banned.\n- **Sets minimum lot sizes** for subdividing land — generally requiring large rural lots (often 40+ hectares) to prevent fragmentation of farmland, with smaller lots allowed in villages and towns.\n- **Protects heritage** — lists over 280 heritage buildings, sites, and conservation areas (including the famous Cooma Cottage and Yass Railway Station) that need special approval to alter or demolish.\n- **Controls development standards** — sets maximum building heights, floor space ratios, and requires consideration of environmental factors like flooding, bushfire risk, biodiversity, and groundwater.\n- **Allows some development without approval** (exempt development) and fast-tracked approval for simple projects (complying development).\n- **Protects special areas** — including riparian land (waterways), biodiversity hotspots, salinity-prone areas, and land near the Barton Highway duplication.\n\n**Who it affects:**\n- Property owners, farmers, developers, and businesses in Yass Valley.\n- Anyone wanting to build, subdivide, or change land use.\n\n**Key local features:**\n- Strong protection for **agricultural land** and rural character.\n- Special rules for **eco-tourism** and **farm stay accommodation**.\n- Restrictions on **canal estates** and **intensive livestock** near sensitive areas.\n- Specific controls for villages like **Gundaroo, Sutton, and Murrumbateman**.\n- Recognition of **Aboriginal heritage sites** and **archaeological areas**."}},"importantCases":[],"_links":{"self":"/api/acts/yass-valley-local-environmental-plan-2013","history":"/api/acts/yass-valley-local-environmental-plan-2013/history","analysis":"/api/acts/yass-valley-local-environmental-plan-2013/analysis","conflicts":"/api/acts/yass-valley-local-environmental-plan-2013/conflicts","importantCases":"/api/acts/yass-valley-local-environmental-plan-2013/important-cases","documents":"/api/acts/yass-valley-local-environmental-plan-2013/documents"}}