planning – Phil Beazley

I’ve added the comparison of the conditions of the current RU1 > proposed RU4 in the draft LEP. This change affects large parts of the LGA and the image below shows only a small part of the area of the altered zoning. […]

14 August 2026

Tagged blog, Draft LEP, land zones, LEP, planning

Current RU1 -> Proposed RU4

Draft LEP

LEP

Here is a comparative analysis of the Current RU1 (Primary Production) zone and the Proposed RU4 (Primary Production Small Lots) zone. This is a fundamental strategic reclassification that moves land from a broad, permissive production zone to a more intensive, diversified rural […]

14 August 2026

Here is a comparative analysis of the Current RU1 (Primary Production) zone and the Proposed RU4 (Primary Production Small Lots) zone. This is a fundamental strategic reclassification that moves land from a broad, permissive production zone to a more intensive, diversified rural enterprise zone with a specific focus on smaller lots.

Overall Shift: From General Primary Production to Intensive Rural Enterprise Hub

Current RU1: A zone focused on sustainable primary industry production as its primary goal. It encourages farming, diversity in agricultural enterprises, and minimises fragmentation of resource lands. Eco-tourism is permitted but must minimise adverse effects on production.
Proposed RU4: A highly permissive, economically-focused zone designed for intensive, diversified, and value-adding rural enterprises on smaller lots. It encourages a dense mix of agriculture, industry, tourism, and even community services, while drawing a bright line against urbanisation.

Key Changes & Their Implications

1. Evolution of Zone Objectives

Aspect	Current RU1	Proposed RU4	Implication
Primary Focus	Encourage sustainable primary industry production	Enable sustainable primary industry and other compatible land uses	Broadened from production to a wider range of compatible uses
Tourism	“Encourage eco-tourism enterprises that minimise any adverse effect on primary industry production and scenic amenity”	“Provide for rural tourism in association with the primary industry production capability of the land”	Shift from eco-tourism to agritourism – tourism must be linked to production
Diversity/Employment	Encourage diversity in primary industry enterprises	Explicitly “encourage and promote diversity and employment opportunities”	New emphasis on jobs and economic diversification
Fragmentation	“Minimise the fragmentation and alienation of resource lands”	“Promote productive rural landscapes by minimising fragmentation of rural land”	Shift from protecting resource lands to promoting productive landscapes
Landscape Character	Not explicitly stated	New objective: “Maintain the rural landscape character of the land”	Adds a character protection mandate

Implication: RU4 is more ambitious and economically focused than RU1. It explicitly adds employment, diversity, and landscape character as objectives, while reframing tourism as subordinate to primary production.

2. Changes to “Permitted Without Consent”

Use	Current RU1	Proposed RU4	Change
Environmental protection works	✅ Permitted	✅ Permitted	Unchanged
Extensive agriculture	✅ Permitted	✅ Permitted	Unchanged
Forestry	✅ Permitted	Not listed (requires consent)	Downgraded
Home occupations	✅ Permitted	✅ Permitted	Unchanged
Horticulture	✅ Permitted	Not listed (requires consent)	Downgraded
Roads	✅ Permitted	Not listed (requires consent)	Downgraded
Viticulture	✅ Permitted	Not listed (requires consent)	Downgraded
Home businesses	Not listed (requires consent)	✅ Permitted	Promoted

Implication of Downgrades:

Forestry – Now requires consent. A major increase in control over timber operations.
Horticulture – Now requires consent. Commercial plant growing is no longer as-of-right.
Viticulture – Now requires consent. Vineyard establishment is subject to assessment.
Roads – Now requires consent. Council gains oversight of new road construction.

Gain: Home businesses promoted to “without consent,” encouraging rural entrepreneurship.

3. Dramatic Restructuring of “Permitted with Consent“

The lists are entirely different, reflecting the different philosophies.

Category	Current RU1 (Production Focus)	Proposed RU4 (Enterprise Hub Focus)	Implication
Core Agriculture	`Agriculture` (broad)	`Intensive livestock agriculture`, `Intensive plant agriculture` explicitly listed	RU4 is designed for high-intensity farming (feedlots, poultry sheds, greenhouses)
Tourism	`Backpackers'`, `B&B`, `Eco-tourist`, `Farm stay`	`Agritourism`, `Eco-tourist`, `Tourist and visitor accommodation` (broad)	Shift from diverse specific types to a single `Agritourism` focus
Commercial/Retail	`Agricultural produce industries`, `Kiosks`, `Restaurants or cafes`, `Roadside stalls`, `Rural industries`	`Artisan food and drink industries`, `Markets`, `Roadside stalls`, `Rural supplies`	Adds value-adding (artisan food) but removes standalone retail (`Kiosks`, `Restaurants` are prohibited)
Housing	`Dual occupancies`, `Dwelling houses`	`Dual occupancies`, `Dwelling houses`, `Rural workers' dwellings`, `Secondary dwellings`	Adds more housing flexibility for workers and extended families
Industrial	`Extractive industries`, `Open cut mining`	`Extractive industries`, `Open cut mining`, `Depots`, `Transport depots`, `Vehicle repair stations`	Adds more industrial support uses
Community	`Cemeteries`, `Community facilities`, `Educational establishments`	Expands: adds `Correctional centres`, `Group homes`, `Health service facilities`, `Respite care`	Can become a rural service centre
Infrastructure	`Flood mitigation works`, `Waste or resource transfer stations`	Adds `Electricity generating works`, `Telecommunications facilities`, `Waste or resource management facilities`	Enables modern utility infrastructure

4. Introduction of a Major “Prohibited” List

Current RU1: Simple catch-all prohibition (Any development not specified in item 2 or 3).

Proposed RU4: A detailed list of 49 prohibited uses, creating a bright line against urbanisation.

Key Uses Prohibited in RU4 (that were allowed in RU1 with consent):

Category	Uses Prohibited in RU4
Tourism	`Backpackers' accommodation`, `Caravan parks`, `Hotel or motel accommodation`, `Restaurants or cafes`
Commercial	`Kiosks`, `Neighbourhood shops`, `Shops`, `Commercial premises`
Transport	`Airports`, `Freight transport facilities`, `Heliports`, `Port facilities`
Industry	`Heavy industries`, `Industries`, `Warehouse or distribution centres`
Recreation	`Recreation facilities (indoor)`, `Registered clubs`
Other	`Brothels`, `Sex services premises`

Implication: This creates a bright line between RU4 and more intensive uses. RU4 is explicitly not for standalone tourism resorts, retail, heavy industry, or logistics hubs.

Comparison Table: The Strategic Reclassification

Aspect	Current RU1 (Primary Production)	Proposed RU4 (Primary Production Small Lots)	Implication of Rezoning
Primary Purpose	Encourage sustainable primary industry production	Enable sustainable primary industry AND other compatible uses	From production-only to multi-functional rural enterprise
Economic Model	Broad-based production with some tourism	Intensive, diversified, value-adding enterprises on smaller lots	Land becomes a business asset focused on job creation and diversity
As-of-Right Activities	Broad: forestry, horticulture, viticulture, roads	Narrow: only extensive agriculture, home businesses, home occupations	Major reduction in permitted development rights – most productive activities now require consent
Agricultural Intensity	General agriculture	Explicitly allows intensive (feedlots, poultry, greenhouses)	Enables high-intensity farming operations
Tourism Model	Eco-tourism and diverse accommodation	Agritourism focus; most standalone accommodation prohibited	Tourism must be subordinate to and integrated with farming operations
Commercial Activity	Allows kiosks, restaurants, cafes	Most retail prohibited; only artisan industries, markets, roadside stalls allowed	Prevents commercialisation; value-adding is encouraged
Housing	Standard dwellings and dual occupancies	Adds rural workers’ dwellings and secondary dwellings	Supports farm labour and multi-generational living
Community Role	Basic community facilities	Expands to include prisons, health facilities, group homes	RU4 can become a rural service hub
Control Mechanism	Flexible, permissive list	Permissive list + long prohibited list	Much more prescriptive; provides certainty but less flexibility

Conclusion: A Deliberate Shift to Intensive Rural Enterprise

Rezoning from Current RU1 to Proposed RU4 represents a strategic decision to reclassify land for intensive, employment-generating rural development.

Possible Strategic Intent:

Create Rural Job Hubs: To encourage intensive agriculture (e.g., berry farms, aquaculture, poultry) and value-adding industries (artisan food, markets) that generate local employment.
Unlock Smaller Lot Potential: To make productive use of smaller rural lots that may not be viable for broadacre agriculture but can support intensive enterprises.
Prevent Rural Sprawl: The detailed prohibited list prevents RU4 land from becoming suburban housing estates, retail strips, or standalone tourist resorts.
Support Rural Workers: Adding Rural workers' dwellings addresses the critical need for farm labour accommodation.

Major Implications for Landowners:

Gain: New opportunities for intensive farming, value-adding businesses, on-farm markets, worker accommodation, and community services.
Lose: The right to operate standalone tourist accommodation (B&Bs, caravan parks, hotels) or retail shops/cafes.
Risk: Potential for land use conflict between intensive agriculture (noise, odour, traffic) and existing residents.

For the Community:

Potential Benefits: More local jobs, access to fresh produce, new community facilities, improved services.
Potential Costs: Increased truck traffic, odour from intensive livestock, loss of quiet rural character, potential loss of scenic amenity.

Likely Stakeholder Reactions:

Farmers/Landowners: Those wanting to intensify production or diversify may support the changes. Those running tourism businesses or seeking quiet lifestyle may oppose the loss of their development rights.
Environmental Groups: May have mixed views—intensive agriculture can be controversial, but the zone also protects landscape character.
Tourism Operators: Would oppose the prohibition on B&Bs, caravan parks, and hotels.

Summary

This is an economic development strategy that seeks to boost rural output while drawing a hard line against urbanisation and standalone tourism. It would be most appropriate for areas with good infrastructure, smaller lot sizes, and where intensive agriculture is viable.

361 Blackhead Rd, Hallidays Point costing

Answers

Comment

The cost of $3,000,000 for the Delegated Authority DA approval is only for the modifications to the original DA dating from 2004. Some thought that the amount was a costing for the whole project, however this is untrue.

5 March 2026

Questions with Notice for Feb 4 meeting

blog

LEP

1 min

These are the questions that I have submitted to the GM for answers to be published in the Agenda for the February 4 Council meeting.

22 January 2026

Tagged blog, Draft LEP, planning

Intramaps

blog

LEP

2 min
1

For in-depth information about all properties in our LGA go to https://maps.midcoast.nsw.gov.au/intramaps23a/. The link opens this page. For information about Current and Proposed Zones I’ve added a page here. After you agree to the conditions then zoom in to find the property […]

15 January 2026

Tagged Draft LEP, planning

Phil Beazley

Tag: planning

Current RU1 > Proposed RU4 Zoning Change

Current RU1 -> Proposed RU4

361 Blackhead Rd, Hallidays Point costing

Questions with Notice for Feb 4 meeting

Intramaps