The Local Environmental Plan (LEP) sets out the zoning of land, outlining what you can and can’t do on a property as well as providing specific criteria for what development is allowed in each zone. The LEP also contains layers (such as building height) that must be considered when lodging a Development Application.

The draft MidCoast LEP will apply to the entire MidCoast Local Government Area. Currently, we have three Local Environmental Plans (from the former Council areas) that have different approaches. We are consolidating the existing Local Environmental Plans, to form one plan.

All land in the MidCoast has a zone, ranging from residential to rural, employment, conservation recreation, and waterways. These zones apply to where we live, work, shop, and play. Zones dictate what can (and can’t) be done in your neighbourhood – from the way the land can be used and the size of lots to the types of buildings and heights.

Almost all our zones are changing in some way, so it is important to know your zone and understand the new planning controls. Some changes are complex, and some are as straightforward as a change to the zone name.

If the online maps are not working for you, there are other options to understand changes in your area. You can call Council on (02) 7955 7777 to obtain information over the phone, or drop into our Taree office during business hours to discuss in person.

If you do not have access to the internet at home, you can visit any of Council’s libraries or administration buildings to access the online information or attend a drop-in session.

This means the planning controls relating to your property have changed. Please refer to Council's online mapping and fact sheets to see what these changes mean for you.

The Local Government Act 1993 guides how Council administers rates. This is calculated on the value of the land as determined by the NSW Valuer General.

The zoning of land is often confused with Rating Category (which appears on your rates notice). The rating category is determined by what the land is used for. For example, a corner store in a residential zone has a rating category of Business.

If the zone of your land changes, this can potentially affect the value of the land, which then may result in a change to your rates. In addition to zoning there are other factors which can affect the value of your land, including the availability of services and constraints such as flooding. It is therefore difficult to determine whether rates will be impacted by the proposed changes, as the effect will vary from property to property.

No, other controls that are proposed to change include building height, minimum lot size, and floor space ratio. Please have a look at the fact sheets and online mapping which will show you the proposed changes. Planning controls have been reviewed to ensure they are consistent and reflect the desired future of the MidCoast

In 2016 the former Gloucester, Great Lakes, and Greater Taree local government areas were merged to form MidCoast Council. MidCoast Council has been operating under three different planning instruments, each with different planning controls. The consolidation of the three existing LEPs into one plan will provide a consistent direction on how development in the MidCoast will occur and improve planning outcomes.

The changes have been made in response to the NSW State Government's guidelines for Merged Councils on Planning Functions. Which recommended Council review its planning controls.

No, not necessarily. Your development approval will generally last for five (5) years. Please check the date your development approval lapses as it may differ.

The draft LEP will be a consideration of any new application. However, the current Local Environmental Plans will still be used for the assessment of applications until the draft MidCoast LEP is officially published on the NSW Legislation website.

No, the changes foreshadowed in the draft MidCoast Local Environmental Plan (LEP) do not come into place until the eventual adoption of the new LEP. Therefore, you can only lodge a Development Application for the changes once they have been formally exhibited on the NSW Legislation website.

Yes. The current business use will likely fall under one of the following categories as defined in the Environmental Planning and Assessment Act 1979 (The EP&A Act):

• “Existing uses” where a use is lawfully commenced and a subsequent law (e.g. LEP, SEPP) makes that use prohibited; or
• “Continuing use” where a use is lawfully commenced without consent and a subsequent law (e.g. LEP, SEPP) requires consent to be obtained for that use.

The provisions of the EP&A Act can allow existing/continuing uses to continue operating without the requirement of any further approval to be obtained from MidCoast Council, provided that the use remains the same as that which existed on the date the new MidCoast Local Environmental Plan comes into effect and that the use was commenced lawfully.

Council's Land Use Planning team is currently reviewing the three existing DCPs that apply to the MidCoast and is working to develop a single consolidated DCP. We aim to have a draft exhibited early next year, formal exhibition of the DCP will occur during this period. To be informed of when the draft MidCoast DCP is available for consultation, please sign up to our Have Your Say platform.

A Development Control Plan (DCP) compliments the LEP and provides design guidelines for development. The DCP helps to make sure development is consistent, sustainable, and meets the community's expectations.

No. While we encourage you to have a look at the Planning Proposal, including the draft MidCoast Local Environmental Plan (LEP) and supporting documents, we have developed online mapping and fact sheets to show you the proposed changes.