Statement of Environmental Effects
the subject site
Prepared by: Perry Town Planning NSW Date: June 2025 DA Reference: [To be inserted on lodgement] Applicant: [Applicant name — Assumption — verify against DA form] Owner: [Owner name — Assumption — verify against title search]
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> Planner's Note — Missing Proposal Description > The customer did not supply a proposal description, architectural plans, BASIX certificate, survey, or traffic/geotechnical reports. This SEE has been drafted on the basis of a representative residential flat building scenario for this locality: a four-storey, 12-apartment residential flat building on a single allotment. All site-specific figures are tagged [Assumption — verify against survey / DCP / LEP]. The document is structured and argued ready for planner review and lodgement; the customer must substitute actual figures before submitting the DA. Do not lodge this SEE without completing that verification step.
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1. Introduction
This Statement of Environmental Effects (SEE) has been prepared by Perry Town Planning NSW in support of a Development Application (DA) lodged with Central Coast Council (the Council) pursuant to section 4.12 of the Environmental Planning and Assessment Act 1979 (EP&A Act).
The application seeks development consent for the construction of a four-storey residential flat building comprising twelve (12) apartments with associated basement car parking, communal open space, landscaping, and ancillary works at the subject site (the site).
This SEE has been prepared in accordance with:
- Section 4.15 of the EP&A Act;
- Clause 55 of the Environmental Planning and Assessment Regulation 2021;
- The State Environmental Planning Policy (Housing) 2021 (Housing SEPP), Chapter 4, and Schedule 9 (Apartment Design Guide criteria);
- The Central Coast Local Environmental Plan 2022 (CCLEP 2022) [Assumption — verify: the CCLEP 2022 may be the transitional instrument still operating as the Gosford Local Environmental Plan 2014 (GLEP 2014) for this lot — check the current mapping on the NSW Planning Portal];
- The Central Coast Development Control Plan 2022 (CCDCP 2022) [Assumption — verify applicable DCP chapter for medium density residential].
A Design Verification Statement prepared by a registered architect confirming compliance with the relevant ADG criteria is required to accompany the DA at lodgement under clause 28 of the Housing SEPP. If one has not yet been provided, the applicant must obtain it before the DA can be determined.
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2. Description of the Site and Locality
2.1 Site Identification
| Item | Detail |
|---|---|
| Address | the subject site |
| Lot/DP | (lot/plan reference redacted) [Assumption — verify against title search] |
| LGA | Central Coast Council |
| Area | To be confirmed [Assumption — verify against survey] |
| Frontage | Approximately 20 m to the subject site [Assumption — verify] |
| Depth | Approximately 60 m [Assumption — verify] |
| Topography | Gently sloping to the [north/east] at approximately 2–4% [Assumption — verify against contour survey] |
2.2 Existing Improvements
The site currently accommodates a single detached dwelling of circa 1970s construction, a detached garage, and informal landscaping. [Assumption — verify existing use; if a dual occupancy or other lawful use exists, that affects the existing use rights analysis.]
2.3 Surrounding Context
Wamberal is a coastal residential suburb within the Central Coast Council LGA, situated approximately 5 km south of The Entrance and approximately 90 km north of the Sydney CBD. The suburb is predominantly low-to-medium density residential in character, transitioning from single dwellings on larger lots in elevated positions to medium density development in the flatter, lower-lying areas closer to Wamberal Beach and Tuggerah Lake.
The immediate locality of the subject site presents as a transitional streetscape, with a mix of single-storey and two-storey residential dwellings, some contemporaneous dual occupancies, and at least one recently approved medium-density development to the [north/south] [Assumption — verify through a site inspection and streetscape photography]. The coastal amenity of the area, including proximity to Wamberal Beach (approximately 400 m to the east) [Assumption — verify walking distance], contributes to the desirability of the site for residential apartment development.
Adjoining uses are as follows [Assumption — verify through site inspection]:
- North: Single dwelling on a similarly sized lot;
- South: Dual occupancy development, two storeys;
- East: Single dwelling with rear boundary to a laneways/unnamed right of way [Assumption];
- West (across the subject site): Single dwellings on standard residential lots.
2.4 Constraints
The following site constraints have been identified for consideration [Assumption — all require verification against the relevant data sources identified below]:
| Constraint | Status | Source to verify |
|---|---|---|
| Flood affectation | Possible — Tuggerah Lake catchment proximity | Central Coast Flood Planning Maps; 10.7 Certificate |
| Coastal vulnerability | Possible — within coastal management area | NSW Coastal Vulnerability Map; Coastal Management SEPP |
| Bushfire | Low–Nil — confirmed urban lot [Assumption] | NSW RFS Spatial Tool |
| Acid Sulfate Soils | Class 3–5 possible given coastal proximity | ASS Planning Maps |
| Heritage | No known individual item or HCA [Assumption] | LEP Schedule 5; SHR |
| Contamination | Low — prior residential use [Assumption] | Council records; preliminary site investigation |
| BASIX | Applicable — residential development | BASIX certificate required |
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3. Description of the Proposed Development
3.1 Development Overview
The proposed development comprises:
- A four-storey residential flat building containing twelve (12) apartments [Assumption — verify apartment count and storey count from architectural plans];
- Apartment mix: 2 × studio apartments, 4 × one-bedroom apartments, 4 × two-bedroom apartments, 2 × three-bedroom apartments [Assumption — verify against architectural plans; mix should respond to ADG criterion 4K and local housing needs];
- One level of basement car parking providing 12 car parking spaces plus 2 visitor spaces [Assumption — verify against DCP rate and architectural plans];
- Communal open space at ground level of approximately 300 m² (25% of the site area) [Assumption — verify];
- Deep soil planting zone of approximately 84 m² (7% of site area) [Assumption — verify];
- End-of-trip facilities including 12 bicycle parking spaces [Assumption — verify against relevant standards];
- Stormwater management infrastructure;
- Landscaping in accordance with a landscape concept plan [Assumption — confirm landscape consultant is engaged];
- Waste management storage and collection facilities.
3.2 Key Development Statistics
| Parameter | Standard | Proposed | Outcome |
|---|---|---|---|
| Zone | R3 Medium Density Residential [Assumption] | Residential flat building (permissible) | Compliant |
| Site area | — | To be confirmed [Assumption] | — |
| FSR | 0.65:1 [Assumption — verify cl 4.4 CCLEP 2022] | ~0.63:1 (GFA ~756 m²) [Assumption] | Compliant [Assumption] |
| Height of buildings | 12 m [Assumption — verify cl 4.3 CCLEP 2022 height map] | ~13.5 m to ridge [Assumption] | Non-compliant — Clause 4.6 variation requested |
| Site coverage | 40% max [Assumption — verify DCP] | ~35% [Assumption] | Compliant [Assumption] |
| Communal open space | 25% min (ADG 3D) | ~25% (~300 m²) [Assumption] | Compliant [Assumption] |
| Deep soil | 7% min (ADG 3E) | ~7% (~84 m²) [Assumption] | Compliant [Assumption] |
| Apartments per floor per core | ≤ 8 (ADG 4F) | 3 per floor [Assumption] | Compliant [Assumption] |
> [Assumption — verify: The FSR figure of 0.63:1, the height of 13.5 m and the 12 m standard are illustrative. The actual gross floor area must be calculated by the project architect from the approved DA plans and checked against the LEP height map contour. If FSR is also non-compliant, a second Clause 4.6 variation will be required — see Section 7.2.]
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4. Planning Framework
4.1 State Environmental Planning Policies
The following SEPPs are relevant to this application:
State Environmental Planning Policy (Housing) 2021 (Housing SEPP) Chapter 4 of the Housing SEPP applies to residential flat buildings. The Housing SEPP:
- Confirms that a residential flat building is permissible in an R3 Medium Density Residential zone (cl 65 / Land Use Table) [Assumption — verify];
- Requires compliance with the Apartment Design Guide (ADG) as incorporated in Schedule 9;
- Requires a Design Verification Statement from a registered architect at lodgement (cl 28);
- Sets out the relationship between the ADG and the local LEP and DCP (cl 26–27).
State Environmental Planning Policy (Transport and Infrastructure) 2021 Chapter 2 (Infrastructure) is relevant to the extent that the development generates additional traffic load on the subject site and may be within proximity of any classified road, drainage infrastructure or water/sewer infrastructure assets. [Assumption — the subject site is an unclassified local road; verify whether any infrastructure SEPP referral trigger applies.]
State Environmental Planning Policy (Biodiversity and Conservation) 2021 Given the coastal location and potential for ground-level vegetation, the biodiversity assessment threshold should be checked. If the lot is mapped as Biodiversity Sensitive Land, a Biodiversity Development Assessment Report (BDAR) may be required. [Assumption — verify against the Biodiversity Values Map on the NSW Biodiversity Conservation Trust Portal.]
State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 A BASIX certificate is required for the proposed residential flat building. [Assumption — confirm BASIX certificate has been or will be obtained; specify certificate number on lodgement.] BASIX thermal, water and energy targets must be met for each apartment.
4.2 Central Coast Local Environmental Plan 2022 (CCLEP 2022)
[Assumption — the CCLEP 2022 is treated as the operative LEP. If the lot is still within the Gosford LEP 2014 mapping, cross-check and substitute the relevant clause references. The NSW Planning Portal instrument search should be performed before lodgement.]
The following CCLEP 2022 provisions are relevant:
- Clause 2.1 — Zone: R3 Medium Density Residential [Assumption — verify on LEP zone map];
- Clause 2.3 — Zone objectives: To provide for medium-density housing, to support efficient use of infill land, to maintain the residential character of the locality [Assumption — quote the actual zone objectives verbatim from the CCLEP 2022 when drafting the final version];
- Clause 4.3 — Height of buildings: 12 m [Assumption — verify on LEP height of buildings map];
- Clause 4.4 — Floor space ratio: 0.65:1 [Assumption — verify on LEP FSR map];
- Clause 5.10 — Heritage: No heritage item or HCA applies [Assumption — verify LEP Schedule 5 and Spatial Viewer];
- Clause 7.X — Coastal / flood provisions: [Assumption — check CCLEP 2022 for any site-specific coastal or flood management provisions].
4.3 Central Coast Development Control Plan 2022 (CCDCP 2022)
The CCDCP 2022 provides controls for medium density residential development. Relevant chapters include:
- Chapter [X] — Medium Density and Residential Flat Buildings [Assumption — confirm chapter reference];
- Design controls for setbacks, articulation, communal open space, car parking, and landscaping.
4.4 Section 7.11 Contributions
A section 7.11 contributions levy (or section 7.12 fixed levy) may apply under Council's adopted Contributions Plan. [Assumption — verify the current Central Coast Section 7.11 Contributions Plan applicable to this catchment and the rate applicable to residential flat buildings. Confirm whether the development triggers a levy on a per-bedroom or per-dwelling basis.]
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5. Assessment Against the Planning Framework
5.1 Permissibility
A residential flat building is a permissible use in the R3 Medium Density Residential zone with development consent under the CCLEP 2022 Land Use Table [Assumption — verify]. The proposal does not involve any prohibited uses. The Housing SEPP Chapter 4 confirms permissibility and establishes the ADG as the primary assessment framework.
5.2 ADG Compliance — All 29 Criteria (Schedule 9, Housing SEPP)
The following compliance matrix addresses each of the twenty-nine (29) ADG criteria. Where an assumption is made about the proposal's configuration, it is tagged accordingly. The matrix is supplemented by narrative where variation from a numerical design criterion occurs.
Compliance Matrix
| ADG Criterion | Requirement (Design Criteria) | Proposed | Outcome |
|---|---|---|---|
| 2A — Site Analysis | Respond to neighbouring context, scale, form, materials | Site analysis drawing demonstrates response to transitional streetscape character of the subject site, including reference to adjacent building heights and setbacks [Assumption — verify DA plans include a site analysis drawing] | Compliant [Assumption] |
| 2B — Orientation | Building orientation maximises solar access to apartments + communal open space | Building oriented with primary living rooms facing north and east [Assumption — verify from architectural plans; the subject site is assumed to run approximately north–south] | Compliant [Assumption] |
| 2C — Public Domain Interface | Ground plane interfaces with street — entries, fences, transitions, addressability; avoid blank walls | Ground floor setback provides landscaped front yard; primary building entry is clearly legible from street; no blank walls to public domain [Assumption — verify ground-floor treatment from architectural plans] | Compliant [Assumption] |
| 3A — Site Configuration | Building footprint, separation, pedestrian paths | Footprint approximately 35% of site area; pedestrian path from street to main entry at ground level; internal courtyard provides north-facing communal open space [Assumption] | Compliant [Assumption] |
| 3B — Orientation (siting level) | Lot orientation efficiency for solar + cross-ventilation | Building arranged to maximise north-facing apartments; cross-ventilation achieved through building depth management and corner aspect [Assumption] | Compliant [Assumption] |
| 3C — Public Domain Interface (siting level) | Ground-floor relationship confirms siting works at street level | Ground floor units have private terraces with 1.5 m minimum planted setback to public domain; communal lobby provides clear address [Assumption] | Compliant [Assumption] |
| 3D — Communal and Public Open Space | ≥ 25% of site area as communal open space; min dimension 3 m | ~300 m² (25% of the site area) communal open space provided at ground level, north-facing, with min dimension 5 m [Assumption — verify] | Compliant [Assumption] |
| 3E — Deep Soil Zones | ≥ 7% of site area; min dimension 3 m | ~84 m² (7% of the site area) deep soil zone provided in northern communal open space area, minimum dimension 4 m [Assumption — verify] | Compliant [Assumption] |
| 3F — Visual Privacy | Habitable-to-habitable separations: ≥ 12 m (≤ 4 storeys), ≥ 18 m (above 4 storeys) | Habitable-to-habitable separation to northern boundary: ~12 m to the nearest neighbouring habitable room [Assumption]; balconies screened with opaque side screens; south-facing apartments address rear yard at > 12 m from southern dwelling | Compliant — minor [Assumption — verify separation to all boundaries against DA plans and neighbouring window positions] |
| 3G — Pedestrian Access and Entries | Clear, safe, weather-protected path from public domain to entry; accessible per AS 4299 | Main entry lobby weather-protected; accessible ramp and lift from ground-floor car park to all levels; compliant with AS 1428.1 [Assumption — verify from DA plans] | Compliant [Assumption] |
| 3H — Vehicle Access | Vehicle access from secondary street where possible; driveway < 6 m wide; clear sightlines | Vehicle access from the subject site via single 5.5 m wide crossover [Assumption — no secondary street available]; clear sightlines to pedestrians maintained | Compliant [Assumption] |
| 3J — Bicycle and Car Parking | Bicycle parking + EoT facilities per RMS guidelines; car parking per DCP rate | 12 resident spaces + 2 visitor spaces in basement [Assumption]; 12 bicycle spaces in basement with secure storage; end-of-trip facilities (shower, change room, lockers) provided [Assumption — verify DCP parking rate: typically 1/1-bed, 1.2/2-bed, 1.5/3-bed] | Compliant [Assumption] |
| 4A — Solar and Daylight Access | ≥ 70% of apartments receive ≥ 2 hours direct sunlight to living rooms 9am–3pm 21 June; ≤ 15% receive no direct sunlight | Solar study demonstrates 10 of 12 apartments (83%) receive ≥ 2 hours direct sunlight on 21 June; 0 apartments receive no direct sunlight [Assumption — verify solar diagrams in DA plans; 21 June worst-case shadow analysis required] | Compliant [Assumption] |
| 4B — Natural Ventilation | ≥ 60% of apartments cross-ventilated | 8 of 12 apartments (67%) are dual-aspect or corner-aspect and achieve natural cross-ventilation; 4 single-aspect apartments rely on ventilated kitchen exhausts and operable windows to communal corridor [Assumption — verify from plans] | Compliant [Assumption] |
| 4C — Ceiling Heights | Habitable: 2.7 m min; non-habitable: 2.4 m min | All habitable rooms: 2.7 m floor-to-ceiling height; bathrooms and laundries: 2.4 m [Assumption — verify from sections/elevations] | Compliant [Assumption] |
| 4D — Apartment Size and Layout | Studio ≥ 35 m², 1-bed ≥ 50 m², 2-bed ≥ 70 m², 3-bed ≥ 90 m²; bedrooms ≥ 9 m², master ≥ 10 m² | Studios: 38 m²; 1-bed: 54 m²; 2-bed: 74 m²; 3-bed: 94 m² [Assumption — verify from unit schedule in DA plans]; all bedrooms ≥ 9 m², master bedrooms ≥ 10 m² [Assumption] | Compliant [Assumption] |
| 4E — Private Open Space and Balconies | Studio ≥ 4 m² (1 m depth); 1-bed ≥ 8 m² (2 m depth); 2-bed ≥ 10 m² (2 m depth); 3-bed ≥ 12 m² (2.4 m depth); ground-floor terraces ≥ 15 m² (3 m depth) | Studios: 5 m² balconies, 1.2 m depth; 1-bed: 9 m², 2.1 m depth; 2-bed: 11 m², 2.2 m depth; 3-bed: 13 m², 2.5 m depth; ground-floor terraces 18 m², 3.5 m depth [Assumption — verify from DA plans] | Compliant [Assumption] |
| 4F — Common Circulation and Spaces | ≤ 8 apartments per lift core per floor; single-loaded corridors > 12 m require natural light and ventilation | 3 apartments per floor per core [Assumption]; corridors are double-loaded and < 12 m in length; lift and stair core provides clear access to all levels [Assumption] | Compliant [Assumption] |
| 4G — Storage | Studio: 4 m³; 1-bed: 6 m³; 2-bed: 8 m³; 3-bed: 10 m³; ≥ 50% within apartment | Studios: 4 m³ (within apartment: 2 m³ internal + 2 m³ basement cage) [Assumption]; 1-bed: 6 m³; 2-bed: 8 m³; 3-bed: 10 m³ — 50%+ within apartment in all types [Assumption — verify from plans] | Compliant [Assumption] |
| 4H — Acoustic Privacy | Acoustic separation per BCA Volume 1 + AS/NZS 2107 | Party walls and floor/ceiling assemblies to achieve Rw ≥ 50 (walls) and Lnw ≤ 62 (floors) [Assumption — confirm with acoustic engineer]; concrete construction proposed [Assumption] | Compliant [Assumption] |
| 4J — Noise and Pollution | Mechanical plant noise per AS 2107; road/rail noise managed | Basement carpark ventilation and rooftop mechanical plant will comply with AS 2107 noise criteria; acoustic report to accompany DA [Assumption — confirm]; the subject site is a low-volume local road — road noise impacts on habitable rooms assessed as negligible [Assumption — verify if near any arterial road or Pacific Highway] | Compliant [Assumption] |
| 4K — Apartment Mix | Variety of sizes targeted to local housing demand | 2 studios (17%), 4 one-bedroom (33%), 4 two-bedroom (33%), 2 three-bedroom (17%) [Assumption]; mix responds to identified local demand for smaller coastal lifestyle dwellings alongside family accommodation on the Central Coast | Compliant [Assumption] |
| 4L — Ground Floor Apartments | Surveillance, safety, accessibility; ≥ 1.5 m planted setback to public domain | Ground floor includes 2 three-bedroom apartments with private terraces; 1.5 m planted setback with 1.2 m fence provides privacy without isolation; ground-floor windows oriented to allow passive surveillance of communal areas [Assumption] | Compliant [Assumption] |
| 4M — Facades | Articulation, materiality, modulation; respond to streetscape | Facade composed of face brick base, rendered mid-section, and expressed top level with recessed rooftop terrace; horizontal banding, recessed balconies and bay modulation respond to coastal character [Assumption — confirm from architectural drawings and material schedule] | Compliant [Assumption] |
| 4N — Roof Design | Roof form contributes to streetscape; plant screened; consider roof terraces | Rooftop plant room setback ≥ 2 m from parapet; screened from street view; roof terrace available to communal use [Assumption — verify from roof plan] | Compliant [Assumption] |
| 4O — Landscape Design | Planting strategy, deep-soil trees, accessible communal landscaped areas | Landscape concept plan proposes 3 × deep soil trees (Bangalay or equivalent native species), ground cover planting, and paved communal area with seating [Assumption — confirm with landscape architect] | Compliant [Assumption] |
| 4P — Planting on Structure | Green roofs/planted terraces: soil depth, irrigation, structural load | Raised planters on Level 1 podium to compensate for basement extent: minimum 800 mm soil depth, drip irrigation, structural load confirmed by engineer [Assumption — verify with structural engineer and landscape architect] | Compliant [Assumption] |
| 4Q — Universal Design | 10–20% of apartments to LHA Silver Level; common areas adaptable | 2 apartments (17%) designed to Liveable Housing Australia Silver Level; all common areas accessible per AS 1428.1 [Assumption — verify from plans; identify which apartments are LHA Silver] | Compliant [Assumption] |
| 4R — Energy Efficiency | BASIX targets met; NatHERS rating per apartment | BASIX certificate to be lodged with DA [Assumption — confirm BASIX certificate number]; NatHERS ratings confirm thermal comfort targets are met for all apartment types [Assumption] | Compliant [Assumption] |
| 4S — Water Management and Conservation | BASIX water targets; rainwater capture; stormwater quality | BASIX water targets met; 5,000 L rainwater tank for communal irrigation [Assumption — verify]; stormwater detention / quality treatment in accordance with Council requirements | Compliant [Assumption] |
| 4T — Waste Management | Bin storage per apartment + communal bulk bin store; waste truck access | Bin storage room at ground level adjacent to vehicle entry; Council waste truck can access via the subject site; internal waste chute [or dedicated resident bin storage alcoves per floor] [Assumption — confirm waste management plan] | Compliant [Assumption] |
| 4U — Building Maintenance | BMU / cradle access; window-cleaning strategy | Davit points installed at roof level to allow abseil access to all facade panels; glazing designed for internal cleaning where possible; rooftop BMU if facade exceeds 25 m [Assumption — confirm from architectural drawings] | Compliant [Assumption] |
ADG Summary
Of the twenty-nine (29) ADG criteria, the proposed development achieves compliance, or compliance subject to verification of final DA plans, with all twenty-nine criteria. Where design criteria are marginally approached (notably criterion 3D communal open space, criterion 3E deep soil, and criterion 3F visual privacy), the design objectives of the ADG are achieved, consistent with the ADG's performance-based approach.
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5.3 LEP Assessment
5.3.1 Zone — Clause 2.1 CCLEP 2022
The site is zoned R3 Medium Density Residential [Assumption]. A residential flat building is permissible with consent in the R3 zone under the CCLEP 2022 Land Use Table and/or by operation of Housing SEPP Chapter 4 [Assumption — confirm permissibility].
The zone objectives, including provision of medium-density housing in appropriate locations, efficient use of infill residential land, and maintenance of neighbourhood amenity, are all served by the proposed development. Twelve residential apartments on a lot of this scale within an established residential suburb close to Wamberal Beach is consistent with the density and character objectives of the R3 zone [Assumption].
5.3.2 Floor Space Ratio — Clause 4.4 CCLEP 2022
The maximum permissible FSR is 0.65:1 [Assumption — verify LEP FSR map]. The proposed GFA of approximately 756 m² yields an FSR of approximately 0.63:1, which is within the maximum permissible FSR [Assumption — verify from architect's GFA schedule].
If, upon verification of the architectural plans, the GFA exceeds the 0.65:1 limit, a Clause 4.6 variation request will be required. The structure for such a request follows the same Wehbe framework as the height variation in Section 7 below, adapted to the FSR standard and its objectives.
5.3.3 Heritage — Clause 5.10 CCLEP 2022
No heritage item is identified for the site in LEP Schedule
Sources & legislation
Every claim in this report is grounded in the following authoritative documents. Click any link to read the in-force version directly.
- EP&A Act 1979 — Environmental Planning and Assessment Act 1979 (NSW) — Primary statute governing NSW development consent (DA, CDC, Exempt Development).
- EP&A Regulation 2021 — Environmental Planning and Assessment Regulation 2021 (NSW) — Regulation under the EP&A Act — DA fees, application requirements, designated and integrated development.
- Codes SEPP 2008 — State Environmental Planning Policy (Exempt and Complying Development Codes) 2008 — Defines the Housing Code, LRHDC, Industrial & Business Code, Subdivision Code and Exempt Development codes — the CDC fast-track pathways.
- Housing SEPP 2021 — State Environmental Planning Policy (Housing) 2021 — Apartment Design Guide (Ch 4 + Schedule 9), Stage 1 LMR cl 166 (Ch 6), Stage 2 LMR (Ch 3), affordable housing bonus, secondary dwelling rules.
- SoE Order 2024 — Statement of Expectations Order 2024 — Caps average DA determination at 115 days from 1 July 2024, dropping to 85 days by 1 July 2027.
- NSW Planning Portal — NSW Planning Portal Spatial Viewer — Free property planning report tool — the source document we parse for our analysis.
- Council LEP — Local Environmental Plan (council-specific) — Land Use Table, FSR, height of buildings, minimum lot size, heritage and other local controls.