Home 9 Minimum Lot Size for Village Zone

Minimum Lot Size Requirements in the RU5 Rural Village Zone

The Draft Hilltops LEP proposes the use of Minimum Lot Size controls to assist in sustaining an appropriate scale of development, reflecting the existing form and character of development  and availability of services.  The Minimum Lot Size for a dwelling proposed on lands within the RU5 Village Zone in the Draft Hilltops LEP is 2000m.

What is changing?

The Draft Hilltops LEP introduces Minimum Lot Sizes for RU5 Village Zone land currently within the Young and Harden LEPs. This is consistent with the Minimum Lot Size of 2000 m2 currently in use for lands within the RU5 Village zone within the Boorowa LEP.

The Minimum Lot Size of 2000m2 is intended to reflect the current scale of development and lot sizes found within rural villages in Hilltops.  It also is intended to provide greater capacity for rural village lots to accommodate an on site effluent disposal system within the lot.  However, taking into account ground water vulnerability and geology of lands within RU5 zones, this will not always be possible.

You can find more information about the Minimum Lot Size and Subdivision in Attachment D – Planning Proposal – Residential and Rural Minimum Lot Size.

Minimum Lot Size Requirements in the RU5 Rural Village Zone

In Villages, the minimum lot size controls aim is to provide appropriate scale of based on access and availability of services determining residential development in a village setting whilst not causing potential land use conflict with surrounding agricultural uses.

Like Semi Rural Land, connection to servicing, residential amenity and lifestyle and preventing land use conflict is key to determining a minimum lot size for Villages.

Villages in Hilltops have an important role to provide housing opportunity for people moving to a rural setting with a strong sense of community. As noted within Hilltops 2040:

Rural Villages Objectives in Hilltops 2040

1. Ensure the long term sustainability of rural villages across Hilltops.

2. Accommodate a range of residential and low impact economic activities while protecting rural production values.

At present, the minimum lot size varies between villages as shown below. There are no MLS for RU5 village zone in Young and Harden LEPs. Villages in Boorowa LEP has MLS of 2000 m2.

Young LEP Boorowa LEP Harden LEP
Zone Lot size Lot size Lot size
RU5 Villages No MLS 2000 m2 No MLS

Some villages have access to reticulated water either from Goldenfields network or via the Cowra Shire as shown in the table below:  (Source: Hilltops Rural and Residential Study 2019)

Village Land use zone Existing Minimum lot size Reticulated water Reticulated sewer
Koorawatha RU5 No MLS Yes
(Cowra Shire)
None
Bendick Murrell RU5 No MLS Yes
(Cowra Shire)
None
Bribbaree RU5 No MLS None None
Murringo RU5 No MLS None None
Monteagle RU5 No MLS None None
Rugby RU5 2000sqm None None
Rye Park RU5 2000sqm None None
Reid’s Flat RU5 2000sqm None None
Frogmore RU5 2000sqm None None
Jugiong RU5
R5
No MLS
1-2ha
Yes
(Goldenfields)
None
Galong RU5
R5
No MLS
1-2ha
Yes
(Goldenfields)
None
Wombat RU5
R5
No MLS
2ha
Yes
(Goldenfields)
None
Kingsvale RU5
R5
No MLS
1ha
Yes
(Goldenfields)
None

In Villages, the land is divided into several historic titles which occurred when the village itself was gazetted. Current planning controls attempt to rationalise the existing titles with provision of water and sewer.

Majority of Villages rely on rainwater for potable supply and bore water for non-potable use if they don’t have access to a reticulated water supply.

Additionally, many Villages are located within environmental layers such as riparian corridors or be included in Ground Water Vulnerable areas which makes it difficult for onsite effluent management for dwellings.

 Generally, the criteria that guide the MLS in villages for the erection of a dwelling are:

  • connectivity to reticulated water and/or sewer services
  • the ability of the site to accommodate on site effluent disposal.
  • addressing environmental controls such as Ground Water Vulnerability

Generally, Villages have smaller lots than semi-rural residential development although having similar constraints in relation to access to essential servicing.

However, given the density and mix of uses permissible within, maintaining the historic minimum of 2000m2 lot size for a dwelling in the RU5 village zone is proposed.

However, it is noted that each proposed development application for a dwelling will need to respond to environmental controls as well as an assessment articulating how the proposal will accommodate on site effluent disposal.

Proposed Minimum Lot Size in RU5 Village Zone

The table below outlines MLS for RU5 villages based on access and availability of services.

RU5 Village

2000m2

In line with historic subdivision pattern.

However, noting development to address infrastructure and environmental factors such as:

  • On site sewer management
  • Connection to Servicing
  • Groundwater Vulnerability

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