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RU1 Primary Production

Introduction

The RU1 Primary Production land use zone covers a broad range of lands utilised primarily for primary production purposes.  This includes commercial primary production, including extensive agriculture, intensive livestock and intensive plant agriculture, aquaculture, forestry, mining, and extractive industries.

The RU1 Rural Production Zone is the predominant land use Zone in Hilltops, covering approximately eighty-five percent of the Hilltops local government area. It covers a diverse range of activities, landscapes and natural resources and accommodates the long term sustainability of the economic activity and natural resource values which dominate these lands.

Consistent with Hilltops 2040 – Hilltops Local Strategic Planning Statement, the RU1 zone Objectives and assessment table reflect the importance of Primary Production Lands including their huge impact on the Hilltops economy and the importance of their sustainability to the ongoing success of Hilltops towns and villages.

The RU1 Zone Objectives also align with the objectives and directions of the South East and Tablelands Regional Plan 2036 and State Environmental Planning Policy (Primary Production and Rural Development) 2019 by both protecting and facilitating the orderly development of rural land for rural and related purposes.

The Draft Hilltops LEP further supports these objectives by amending the assessment table for the RU1 Zone to facilitate primary production, agricultural and anciallary uses. 

You can find more information about the E3 Zone and other land use zones in Attachment C – Planning Proposal – Hilltops LEP Zone Objectives and Tables

Objectives of RU1 Primary Production Zone

The Draft Hilltops LEP proposes the following RU1 Primary Production Zone Objectives which aligns  with the rural landscape objectives outlined in the Hilltops 2040 – Hilltops Local Strategic Planning Statement:

  • Encourage sustainable primary industry production by maintaining and enhancing the natural resource base.
  • Encourage diversity in primary industry enterprises and systems appropriate for the area.
  • Minimise the fragmentation and alienation of resource lands.
  • Minimise conflict between land uses within this zone and land uses within adjoining zones.
  • Encourage competitive rural production and associated economic development by maintaining and enhancing local and regional transport and communications connectivity and accessibility to national and global supply chains.
  • Maintain areas of high conservation value vegetation.
  • Encourage development that is in accordance with sound management and land capability practices, and that takes into account the natural resources of the locality.
  • Protect and enhance the water quality of receiving watercourses and groundwater systems and to reduce land degradation.
  • Encourage the development of non-agricultural land uses that are compatible with the character of the zone.

Where is the RU1 Zone located?

The RU1 Primary Production Zone covers nearly eighty five percent of the Hilltops Local Government Area, covering a majority of the former Young, Harden and Boorowa shires.

To find where the RU1 Zone is located, view and search using the Online Map Viewer

Land Uses in RU1 Zones

The RU1 Zone is used in the Young, Boorowa and Harden LEPs for since their inception in the early 2010’s.  However, to achieve greater consistency across Hilltops, with State Policy and Hilltops 2040, some change occurred to the permitted land uses permitted in the RU1 Primary Production Zone assessment table.

You can find more information about the RU1 Zone and other land use zones in Attachment C – Planning Proposal – Hilltops LEP Zone Objectives and Tables

You can view this zone’s ‘land use matrix’ – which lists permitted and prohibited land uses – below, or download it here Zone RU1 Primary Production

What is Permissible in the RU1 Zone?

A majority of the changes in permissible land uses within the RU1 zone relate to providing greater consistency in the use of the zone across Hilltops.  However, additional changes have been proposed to respond and reflect the latest policy direction of the State and the outcomes of the development of Hilltops 2040.

It is also to be noted that the changes proposed in the Draft Hilltops LEP to permissible land uses will only apply to new development, where an application has been made after the Hilltops LEP is finalised and in operation. 

The changes to permissible development introduced across the RU1 Zone include:

  • Artisan food and drink industries (to capture aspects of cellar doors, function centres, cafes and restaurants);

The changes to permissible development impacting on the current three LEPS are:

Young LEP

The following defined land uses are now supported within the RU1 Zone, which are not currently supported under the Young LEP:

  • Highway service centres;
  • Artisan food and drink industries;

The following defined land uses are no longer supported within the RU1 Zone under the Draft Hilltops LEP, which were previously supported under the Young LEP:

  • Dual occupancies (attached); Educational establishments; Function centres; Hotel or motel accommodation; Places of public worship; Plant nurseries; Residential care facilities; Restaurants or cafes and Small bars formerly permited in Young LEP have been removed for consistency in the Hilltops LEP.

Harden LEP

The following defined land uses are now supported within the RU1 Zone under the Draft Hilltops LEP, which are not currently supported under the Harden LEP:

  • Eco-tourist facilities;
  • Artisan food and drink industries;
  • Public administration buildings;
  • Signage;
  • Recreation facilities (major);
  • Veterinary hospitals;

Th e following defined land uses are no longer supported within the RU1 Zone under the Draft Hilltops LEP, which were previously supported under the Harden LEP:

  • Depots; Boat building and repair facilities; Freight transport facilities and Rural supplies formerly permitted in Harden LEP have been removed for consistency in the Hilltops LEP.

Boorowa LEP

The following defined land uses are now supported within the RU1 Zone under the Draft Hilltops LEP, which are not currently supported under the Boorowa LEP:

  • Rural workers’ dwellings;
  • Home businesses;
  • Artisan food and drink industries;
  • Home-based child care;
  • Recreation facilities (indoor);

The following defined land uses are no longer supported within the RU1 Zone under the Draft Hilltops LEP, which were previously supported under the Boorowa LEP:

  • Depots; Hazardous storage establishments; Offensive storage establishments; Car parks; General industries; Heavy industries; Industrial training facilities; Local distribution premises; Marinas; Passenger transport facilities; Port facilities and School-based child care formerly permitted in Boorowa LEP have been removed for consistency in the Hilltops LEP.

For more information please click on the link.

Minimum Lot Sizes for a Dwelling in the RU1 Zone

RU1 Primary Production Zone Minimum Lot Size criteria in the context of rural land primarily focuses on agricultural land use in the Primary Production RU1 zone are:

  • Protect the long-term sustainability of agriculture
  • Avoid fragmentation of productive agricultural lands.
  • Minimise potential land use conflict
  • Protecting supply chain for agriculture including:
  • Resources
  • Connectivity to markets

The Minimum Lot Size requirements to allow the construction or habitation of a dwelling in the RU1 – Primary Production Zone remains the same as those currently in place within the existing:

  • Boorowa Local Environmental Plan 2012 – 40 ha
  • Harden Local Environmental Plan 2011 – 40 ha, and
  • Young Local Environmental Plan 2010 – 24 ha and 170 ha

No changes have been proposed at this stage to Minimum Lot Size requirements in the RU1 Zone, as Council is awaiting the outcomes of work currently underway by the NSW government in relation to policy and mapping of Primary Production lands across the state.

You can find more information about the RU1 Minimum Lot Size in Attachment D – Planning Proposal – Residential and Rural Minimum Lot Size

Other Changes Impacting on Rural Lands

In addition to the relevant zoning requirements, development on rural lands can be affected by other sections of the Draft Hilltops LEP.  It is recommended that further investigation be undertaken into the Draft LEP content to confirm which sections influence a particular site.  This includes investigating the Environment and Heritage Overlays as well as Minimum Lot Size for a Dwelling.