To ensure growth is managed well alongside prepared various plans and policies, to guide and assess development proposals. While some of these policies contain controls adopted by Council, other State policies also apply to certain land which Council must consider in its assessment of development applications.
Make a Planning Proposal or DCP Amendment application
An application for a Planning Proposal (PP) can be made to amend either of the 3 Local Environmental Plans (LEPs) in place in MidCoast.
A PP was formally called a Rezoning and can take the form of a map amendment (such as changing the zone, height or lot size of a property), an Amendment to Schedule 1 Additional permitted uses (to permit a use that is currently prohibited on a specific property) or it can be an amendment to the wording of a clause or landuse table within a zone in the LEP.
The PP process can be a lengthy (18 months+), costly ($200,000+) and complex (involving many studies and consultation with a number of State government agencies) process. While anyone can lodge an application and pay the relevant fee, the PP that is required to be lodged at the same time must have been prepared by a qualified town planner. Our policy Planning Proposal and Development Control Plan Applications provides more detail on the process and types of PPs processed by Council, following the process set by the NSW government.
An application for a Development Control Plan (DCP) amendment are typically undertaken due to necessity – clause 6.3 of Greater Taree LEP 2010 and Great Lakes LEP 2014 requires a DCP to be prepared for urban release areas (land recently rezoned) to effectively masterplan each development prior to development approvals being able to be sought. While the fees for this type of application for processing by Council are less than a PP, there is often substantial work required to support the application, in the form of additional studies which may be required to support the masterplan and preparation of the masterplan itself. Council expects this additional work to cost the applicant between $50,000 and $1M, depending upon the size and complexity of issues affecting the site.
Due to the resource intensive nature of PP & DCP Amendment applications (i.e. impact on staff), all applications are currently being run on a full user-pays basis. This involves not only payment by the applicant of processing fees for Council’s work on the application but also the cost of Council’s engagement of an external town planning consultant to run the process on Council’s behalf.
Anyone considering whether to lodge a PP or DCP amendment are encouraged to first talk to staff to see whether their proposal has Strategic Merit and whether it is likely to receive any priority in Council’s work program.
Current Planning Proposals and DCP Amendments
LEP - Local Environmental Plan
The LEP sets out the zoning of land and specific criteria for what development is allowed in each zone. You need to read the text and look at the maps to know what you can do on your land.
You can view copies of our LEP's and the LEP maps on the NSW Legislation website for each region by following the links below.
DCP - Development Control Plan
While our Local Environmental Plan (LEP) tells you what you can and can't do on your land, our Development Control Plan (DCP) guides what you do on your land.
The DCP helps to make sure development is consistent, sustainable and meets the community's expectations.
Individual parts of the various DCP's will assist you while you are planning your development.
DCP - Great Lakes Region
DCP - Gloucester Region
DCP - Manning Region
State Environmental Planning Policies
State Environmental Planning Policies (SEPPs) are rules that cover development and environmental planning issues across New South Wales. A SEPP may override our Local Environmental Plan (LEP) and Development Control Plan (DCP).
NSW Planning & Environment provides an outline of all SEPPs. The SEPPs currently relevant to our local government area include:
This SEPP includes information on secondary dwellings (granny flats).
Further information is available on the BASIX website.