Understanding Local Environmental Plans (LEPs) and How They Affect Your Development

Plan BE
Sep 15
3 min read

Local Environmental Plans Explained: NSW and ACT Town Planning Made Simple

#localenvironmentalplans #LEPs #territoryplans #NSW #ACT

In New South Wales, a Local Environmental Plan (LEP) is a legal document prepared by local councils and approved by the NSW Government. LEPs guide planning decisions for local government areas by outlining land use zones, permissible development, building heights, heritage protections, and environmental considerations.

For anyone lodging a Development Application (DA), the LEP is the foundation. It sets the rules that determine what can and cannot be done with your land. Understanding these rules is critical to avoid delays, redesigns, or outright refusals.

At PlanBE, we specialise in interpreting LEPs, aligning your proposal with the requirements, and negotiating with councils where flexibility exists. With more than 15 years’ experience across the Blue Mountains, Greater Sydney, Regional NSW and beyond, we know how to navigate the complexities of LEPs.

Local Environmental Plans in NSW

Every NSW council has its own LEP. These plans typically include:

Zoning maps: Define how land can be used (residential, business, industrial, rural, environmental conservation, etc.).
Development standards: Building heights, floor space ratios, lot sizes.
Overlays: Heritage conservation areas, flood-prone land, bushfire risk, biodiversity values.

Why a Town Planner is Essential in NSW

While councils provide access to their LEPs online, interpreting them is rarely straightforward. Small differences between zones or overlays can make a major impact on design and approval. For example:

Proposing a granny flat in a residential zone may be permissible in one council but restricted in another.
A property in a bushfire-prone area might require specialist reports and design adjustments.
Heritage listings often add layers of complexity to even minor works.

A town planner ensures your proposal aligns with the LEP while also advocating for your development’s merits. This can save months of delay, unnecessary costs, and avoidable redesigns.

Local Environmental Planning in the ACT

Unlike NSW, the Australian Capital Territory (ACT) does not operate under LEPs. Instead, the ACT has the Territory Plan, which serves a similar purpose. The Territory Plan is a statutory document that sets out policies for land use, zoning, design controls, and environmental protections across the ACT.

Key elements include:

Zones and Codes: Defining what can be built and where.
Precinct Codes: Specific rules for unique areas like town centres or heritage precincts.
General Codes: Standards for parking, sustainable design, environmental impact, and more.

Why Engage a Planner in the ACT?

The Territory Plan is often broad, and interpreting its application to a specific site or proposal can be challenging. A planner helps by:

Reviewing the site’s zoning and applicable codes.
Identifying development opportunities or restrictions early.
Coordinating with ACT planning authorities to ensure compliance.

PlanBE has extensive experience in both NSW and ACT frameworks. Whether you’re working under an LEP or the Territory Plan, our expertise bridges design and statutory requirements to deliver practical, compliant outcomes.

PlanBE Advantage – More Than Planning

What sets PlanBE apart is our integrated service model. With an in-house building designer working alongside our senior planner, we bring together design and compliance from the very beginning. This means: