8,130 obligations decomposed | 613 DAG nodes across 4 instruments | 792 regulatory dependency edges | Bayesian risk scoring per obligation | LEP + SEPP + DCP resolved in one query | 768-dimensional semantic embeddings | AI-powered planning Q&A | 8,130 obligations decomposed | 613 DAG nodes across 4 instruments | 792 regulatory dependency edges | Bayesian risk scoring per obligation | LEP + SEPP + DCP resolved in one query | 768-dimensional semantic embeddings | AI-powered planning Q&A |
Coming Soon — Early Access Opening

Know what you can build.
Instantly.

ZoneDSS resolves every planning obligation for any lot — LEP, SEPP, and DCP cross-referenced in a single query. Starting in NSW, expanding nationally. Not a document viewer. A regulatory intelligence engine.

8,130 obligations parsed
4 instruments resolved
792 dependency edges
13 obligation categories

Planning compliance shouldn't take weeks

A single lot in Sydney can be subject to hundreds of obligations across LEP, multiple SEPPs, and DCP — with override chains and cross-instrument constraints that no human can reliably resolve manually.

2-4 weeks

Average time for a council to manually assess DA compliance against all applicable controls

$5,000+

What a planning consultant charges for a manual compliance assessment

< 1 sec

ZoneDSS resolves all obligations for a lot with Bayesian risk scores

The Platform

Regulatory intelligence, not document search

Built on atomically decomposed obligations, graph-based dependency resolution, and Bayesian probability scoring.

Obligation Decomposition

Every provision from LEP, SEPP, and DCP parsed into independently assessable propositions — obligations, conditions, prohibitions, permissions, thresholds.

8,130 obligations across 4 instruments

DAG Resolution Engine

Directed Acyclic Graph maps 613 nodes and 792 edges — including 164 cross-instrument constrains edges and 19 overrides edges.

Cross-instrument dependencies in one query

Bayesian Risk Scoring

BAG (Bayesian Acyclic Graph) with prior probabilities and conditional probability tables. Every obligation gets an approval likelihood score — not pass/fail, but quantified risk.

Probabilistic, not deterministic

AI Planning Q&A

Ask natural language planning questions grounded in real obligation data — not hallucinated answers. Every response cites specific clauses from LEP, SEPP, and DCP.

Cited answers, not guesses

This is not a planning portal viewer.

Other tools show you the document. ZoneDSS has atomically decomposed every provision into individually assessable propositions, mapped their dependencies in a graph, and scored each one with Bayesian probability. The difference is the same as reading a textbook versus having an expert who has memorised every clause and can cross-reference them instantly.

8,130
Atomic obligations
6
Proposition types
164
Cross-instrument edges
768d
Semantic embeddings
Features

Everything resolved for one lot

Enter an address. Get the complete planning picture — zone, controls, permissibility, risk scores, and cited obligations.

🌏

Zoning & Permissibility

Instantly see what land uses are permitted, require consent, or are prohibited. Clear green/blue/red answer with LEP clause citation and SEPP override notes.

📏

Development Controls

Building height, FSR, lot size, setbacks — per-coordinate values from spatial overlays with exact clause references. Not zone averages, actual map values.

🏘

Heritage & Overlays

Heritage items with significance level, heritage conservation areas, flood mapping, bushfire constraints — all resolved spatially per lot.

📊

Compliance Risk Report

Ranked obligations by BAG score, grouped into 13 categories (design quality, setbacks, parking, heritage, etc.). Expandable detail with full obligation text and citations.

🔍

Obligation Explorer

Browse, search, and filter all 8,130 obligations. Paginated, filterable by instrument/type/zone, with HNSW semantic similarity for natural language search.

🤖

Planning Q&A Chat

Ask "Can I build a boarding house here?" and get a cited answer grounded in the actual obligation data for that lot — not an LLM guessing from training data.

How It Works

Three steps to a complete planning answer

1

Enter an address

Type an address or click the map. ZoneDSS geocodes the location and identifies the lot, zone, and all applicable instruments.

2

Select what you're building

Choose from dwelling house, dual occupancy, residential flat building, boarding house, and more. Permissibility is resolved instantly from the LEP land use table with SEPP override detection.

3

Get the full compliance picture

Height, FSR, heritage, setbacks, parking — every obligation ranked by approval likelihood with clickable clause citations linking back to the source instrument.

Who It's For

Built for everyone who touches planning

Planners & Architects

Instant site planning reports. Enter an address, select a development type, get every applicable control with citations. Replace $50/report lookups.

Coming Soon

Councils

Automated pre-DA screening. Flag every non-compliance before a planner touches it. Save 2-3 days per DA and ensure consistency across officers.

Coming Soon

Planning Consultancies

Bulk DA pre-assessment, auto-generated compliance tables for SEE reports, and cross-LGA comparison. Reduce junior planner hours by 60%.

Coming Soon

Developers

Before you buy a site, know every applicable control and the BAG-derived approval likelihood. Acquisition due diligence in seconds, not weeks.

Coming Soon

Planning Lawyers

Exhaustive obligation checklists for L&E Court evidence. If the council missed a control, our system finds it — with clause references the court can verify.

Coming Soon

State Government

Policy impact modelling via DAG traversal. "If we change height controls in R1 within 800m of stations, how many obligations are affected across all councils?"

Coming Soon
COMING SOON

The Compliance Checker

Upload your proposal specs — height, FSR, setbacks, parking, landscaping — and get a pass/fail verdict against every applicable obligation. With clause citations and BAG-derived approval likelihood.

A planning consultant charges $5,000-15,000 per DA assessment. Councils spend 2-4 weeks manually checking compliance. We do it in seconds.

Get notified when it launches
// Compliance matrix output
Control Proposed Required Status
Building height 12m 9.5m max FAIL
FSR 1.8:1 2.0:1 max PASS
Front setback 6m 6m min PASS
Side setback 1.5m 1.8m min FAIL
Car parking 18 24 (1/dw) FAIL
Landscaping 22% 20% min PASS
BAG approval likelihood 45%

Instruments Currently Resolved

Sydney & Inner West LGAs — expanding statewide

Sydney LEP 2012
Local Environmental Plan
Sydney DCP 2012
Development Control Plan
SEPP Housing 2021
State Environmental Planning Policy
SEPP Codes 2008
Exempt & Complying Development

Next: Inner West LEP, Randwick LEP, Parramatta LEP, North Sydney LEP + corresponding DCPs and additional SEPPs

Be first to access ZoneDSS

We're onboarding early users now. If you're a planner, architect, developer, or council, get in touch for priority access when we launch.

Request Early Access

hello@zonedss.com