Planning Rules

Planning rules aim to manage growth, and to guide and assess development proposals. While some of these rules are adopted by Council, many are State rules.  


Make a Planning Proposal or DCP amendment application

An application for a Planning Proposal (PP) can be made to amend either of the three Local Environmental Plans (LEPs) in place in the MidCoast.

A PP was formerly known as a 'Rezoning' and can be 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 process can be lengthy (in excess of 18 months), costly (over $200,000) and complex (involving many studies and consultation with a number of State Government agencies). While anyone can lodge an application and pay the relevant fee, the PP that accompanies the application must be prepared by a qualified town planner. Our Planning Proposal and Development Control Plan Applications Policy provides more detail on the process and types of PPs processed by Council, following the process set by the NSW Government.

Applications for a Development Control Plan (DCP) amendment are typically only undertaken due to necessity – for example 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 Council processing this type of application are less than a PP, there is often substantially more 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, and this is dependent on the size and complexity of issues affecting the site.

Due to the resource intensive nature of PP & DCP amendment applications (ie impact on staff workloads), all applications are 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 required to firstly talk to our Strategic Planning team to see whether their proposal has Strategic Merit, and whether it is likely to receive any priority in Council’s work program.

Please use this form to lodge an application. Application for Council to prepare a Planning Proposal and/or Development Control Plan.



Current Planning Proposals and DCP Amendments

From time to time Council makes changes to the Local Environment Plans and the Development Control Plans. Current changes are listed below, and additional information on the Planning Proposals is available on the NSW Government’s LEP Tracker website

Tallwood Drive and Old Soldiers Road, Rainbow Flat - Amendment to Greater Taree LEP 2010

Address: Tallwoods Drive and Old Soldiers Road, Rainbow Flat 2430

Lot/Section/DP: Lots 4 and 5 DP 243425, and Lot 22 DP 255386

Proposed change: Rezone approximately 107 hectares of land currently zoned RU1 Primary Production to part R5 Large Lot Residential and other parts to E2 Environmental Conservation or E3 Environmental Management. Amend the associated Land Zoning, Lot Size and Height of Buildings maps. The Planning Proposal is also to be progressed in conjunction with two planning agreements.

The rezoning of this land will include a commitment of the landowners to partially fund the realignment of Old Soldiers Road around Khappinghat Nature Reserve, providing a practical alternative road access to Blackhead Road for Hallidays Point residents. This will provide a much needed alternative emergency access (in the case of bushfires or an accident on Blackhead Road), something Council has been planning since the late 1990s.

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=6593

NSW Government issued proposal number: PP_2015_GTARE_001_04

Current status: Gateway determination issued allowing the Planning Proposal to proceed subject to conditions. Further work is being undertaken in accordance with the conditions prior to exhibition.


Coastal Risks Planning Maps - Amendment to Great Lakes LEP 2014

Address: Covers the former Great Lakes LGA

Lot/Section/DP: N/A

Proposed change: The proposal seeks to amend the Great Lakes LEP 2014 to reflect the Great Lakes Coastal Hazard Study 2013. This will result in additional areas covered by the Coastal Risk Planning Maps, and minor amendments to existing maps for Blueys Beach, Boomerang Beach and Jimmys Beach.

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=1642

NSW Government issued proposal number: PP_2014_GLAKE_001_00

Current status: Gazetted 11 September 2020.


Short-term Holiday Rental of Dwellings - Amendment to Great Lakes LEP 2014

Address: Covers the former Great Lakes LGA

Lot/Section/DP: N/A

Proposed change: The proposal seeks to introduce a new local clause to allow the use of dwellings for short term holiday accommodation. It is proposed to allow dwellings that have up to four bedrooms to be used for short term holiday rentals without development consent, and to require those with five or more bedrooms to be permitted with development consent. 

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=1862

NSW Government issued proposal number: PP_2014_GLAKE_007_00 

Current status: Awaiting advice from the State as to whether it will be abandoned due to proposed State regulation changes around short term holiday accommodation. Additional information on the State review is available at: https://www.planning.nsw.gov.au/Policy-and-Legislation/Under-review-and-new-Policy-and-Legislation/Short-term-holiday-letting.


Oasis Caravan Park, Boomerang Drive, Pacific Palms - Amendment to Great Lakes LEP 2014

Address: Boomerang Drive, Pacific Palms 2428 

Lot/Section/DP: Lot 83 DP 753168 and Lot 427 DP 861736 

Proposed change: The planning proposal seeks to amend Great Lakes LEP 2014 to rezone E2 Environmental Land to RE2 Private Recreation, reduce the minimum lot size and amend the floor space ratio for 3.4ha of land to facilitate expansion of a caravan park. The planning proposal is also to be progressed in conjunction with a planning agreement, which will see the dedication of 60ha of land to Council for permanent conservation purposes. 

LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=6140 

NSW Government issued proposal number: PP_2017_MCOAS_003_03 

Current status:  Following registration of the Planning Agreement on the title of the land, gazettal of the LEP Amendment will be sought.


Northern Gateway Transport Hub Stage 2 - Amendment to Greater Taree LEP 2010

Address: Emerton Close, Cundletown 2430 

Lot/Section/DP: Lot 1 DP 1098686, Lot 1 DP 733715, Lot 2 DP 733715, Lot 16 DP 613107, Lot 681 DP 617842, and Lot 1 DP 1139255

Proposed change: To rezone approximately 67 hectares of land at Cundletown to IN1 General Industrial Zone, E2 Environmental Conservation Zone and E3 Environmental Management zone, to facilitate the development of Stage 2 of the Northern Gateway Transport Hub and protection of ecologically sensitive areas of the land. 

This rezoning is recognised as an immediate priority in the MidCoast Regional Economic Development Strategy and will be an important economic driver for jobs in the MidCoast. 

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=5848 

NSW Government issued proposal number: PP_2017_MCOAS_009_01 

Current status: Gateway determination issued allowing the Planning Proposal to proceed subject to conditions. Further work is being undertaken in accordance with the conditions prior to exhibition.


Rezoning of Public Lands in the MidCoast area - Amendment to Great Lakes LEP 2014

Address: Rezoning of various sites for conservation purposes including Tuncurry, Forster, Nabiac, Darawank, Coolongolook, Minimbah and Smiths Lake.

Lot/Section/DP: Rezoning of various lots for conservation purposes. 

Proposed change: There are three separate items in this proposal:

1. Rezoning of publicly acquired land to E2 Environmental Conservation or E3 Environmental Management, and where necessary the relevant minimum lot size, floor space ratio and building height maps will be amended.

2. Rezoning of Lot 52 DP 708662 to realign the Rural Landscape (RU2) and Large Lot Residential (R5) zone boundary.

3. Rezoning of Lot 26 D 1120907 from R5 Large Lot Residential to E2 Environmental Conservation due to its environmental significance and the need for the land to be managed as conservation lot. 

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=5297

NSW Government issued proposal number: PP_2018_MCOAS_001_00

Current status: Awaiting gazettal.


Bulahdelah Highway Service Centre - Amendment to Great Lakes LEP 2014

Address: 9844 The Pacific Highway, Bulahdelah 2423 

Lot/Section/DP: Lot 100 DP 1139447 

Proposed change: The proposal seeks to amend Schedule 1 of the LEP to permit a highway service centre on suitable areas of the land, and excision of the highway service centre by subdivision. The Additional Uses Map will also be updated to identify the site. 

A Planning Agreement is also proposed to identify improvements to Bulahdelah that the applicant will fund to mitigate any short-term adverse economic impacts that the development may have on Bulahdelah business community. 

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=6595 

NSW Government issued proposal number: PP_2018_MCOAS_004_01 

Current status: Gateway determination issued allowing the Planning Proposal to proceed subject to conditions. Further work is being undertaken in accordance with the conditions prior to exhibition.


Glenthorne Employment Area, Taree South - Amendment to Greater Taree LEP 2010 

Address: 51, 55 and 50 Glenthorne Road, Taree 2430 

Lot/Section/DP: Lot 50 DP 863972, Lot 2 DP 573214, Lot 2 DP 827097 

Proposed change: Rezone land currently zoned RU1 Primary Production to part IN1 General Industrial, B6 Enterprise Corridor and E2 Environmental Conservation. 

This rezoning will complement the Manning River Drive Business Park and existing business at Taree South, enhancing the importance of the southern gateway employment area. 

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=6041 

NSW Government issued proposal number: PP_2019_MCOAS_002_00 

Current status: Gateway determination issued allowing the Planning Proposal to proceed subject to conditions. Further work is being undertaken in accordance with the conditions prior to exhibition.


Hawks Nest Golf Course - Amendment to Great Lakes LEP 2014

Address: Sanderling Avenue, Hawks Nest 2324 

Lot/Section/DP: Lot 1 DP 1234229 

Proposed change: Rezone privately owned land adjoining the Hawks Nest Golf Club from RE1 Public Recreation to R3 Medium Density Residential. 

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=5985 

NSW Government issued proposal number: PP_2019_MCOAS_001_00 

Current status: Gateway determination issued allowing the Planning Proposal to proceed subject to conditions. Further work is being undertaken in accordance with the conditions prior to exhibition.


Lake Street, Forster - Amendment to Great Lakes LEP 2014

Address: Land bound by Lake Street, Macintosh Street and Lake Lane, Forster. 

Lot/Section/DP: Lot A and B DP 334388, Lot 3 and 4 Section 13 DP 758422 and Lot 1 DP 863309 

Proposed change: Rezone land from R3 Medium Density Residential to R4 High Density Residential.

State LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=6637 

NSW Government issued proposal number: PP_2020_MCOAS_001_00 

Current status: Gateway determination issued allowing the Planning Proposal to proceed subject to conditions. Further work is being undertaken in accordance with the conditions prior to exhibition.


Tea Gardens Highway Service Centre 

Address: Tallwoods Drive and Old Soldiers Road, Rainbow Flat 2430 

Lot/Section/DP: Lots 4 & 5 DP 243425 and Lot 22 DP 255386 

Proposed change: Amend Schedule 1 of Great Lakes LEP 2014 to permit a Highway Service Centre on Lot 22 DP 1019544. 

State LEP Online tracker link: N/A 

NSW Government issued proposal number: N/A 

Current status: Applicant is preparing an economic study to investigate the potential impact on Bulahdelah prior to the application being report to Council for a decision as to whether the application should proceed.


DCP provisions for Manufactured Home Estates 

Address: Covers the MidCoast LGA 

Lot/Section/DP: N/A 

Proposed change: The three existing Local Environmental Plans (LEPs) and some State Environmental Planning Policies (SEPPs) determine where Manufactured Home Estates (MHEs) and caravan parks are permitted and provide high-level development controls. In response to community concerns, Council resolved to prepare Development Control Plan (DCP) provisions that address matters not adequately covered by the LEPs and SEPPs. The draft DCP provisions are to be incorporated into the three current DCPs, which are all in different formats. 

Council is also currently undertaking a project to consolidate the three LEPs into a single region-wide MidCoast LEP. As a part of this project, Council is preparing a Housing Strategy and Rural Strategy, which will consider MHE permissibility, locations and the role that MHEs play in housing diversity. These two strategies will underpin a future the MidCoast LEP. 

Current status: Currently on exhibition.


Manufactured Home Estates (MHEs) changes

Address: Covers the MidCoast LGA 

Lot/Section/DP: N/A 

Proposed change: To clarify where MHEs are permitted by inserting a clause into the 3 LEPs and by making the R1 – General Residential zone in the Greater Taree LEP 2010 a ‘closed’ zone so as to prevent undefined uses (such as MHEs) being considered as innominate uses. 

LEP Online tracker link: http://leptracking.planning.nsw.gov.au/proposaldetails.php?rid=5851 

NSW Government issued proposal number: PP_2018_MCOAS_005_00 

Current status: Currently on exhibition.  



LEP - Local Environmental Plan

Local Environmental Plans (LEPs) guide planning decisions for local government areas. They do this through zoning and development controls, which provide a framework for the way land can be used. LEPs are the main planning tool to shape the future of communities and also ensure local development is done appropriately.

LEPs tell you what you can and cannot do on your land, whereas DCPs tell you how you can do it.

You can view copies of our three LEP's and their associated maps by following the links below.

Council plans to transition the current three LEPs into a single MidCoast LEP - see our Zoning In page for more information on this major project.



DCP - Development Control Plan

Development Control Plans (DCPs) provide detailed planning and design guidelines to support the planning controls in the Local Environmental Plan (LEP). A DCP helps to make sure development is consistent, sustainable and meets the community's expectations. Individual parts of the DCP's will assist you while you are planning your development. Depending upon the type of development and location, you may need to address a number of chapters of a DCP when lodging a Development Application.

Please note that if you are undertaking Exempt or Complying Development, you do not need to take the DCP into consideration.

You can view copies of our three DCPs by following the links below.

Great Lakes Region

Gloucester Region

Manning Region

Council plans to transition the current three DCPs into a single MidCoast DCP - see our Zoning In page for more information on this project. 



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). The SEPPs currently relevant to our local government area include: