The bylaws as currently registered, and a short note on how the strata is governed. Bylaws are under review; owners are invited to write to the strata committee with suggestions or concerns.
Billen Cliffs Village is a strata title scheme governed by an Owners Corporation under the NSW Strata Schemes Management Act 2015. The Owners Corporation meets at an Annual General Meeting once a year, with general meetings between as needed. A Strata Committee elected from owners handles day-to-day decisions.
Bylaws can be added, amended, or repealed by special resolution at a general meeting, and the change is then lodged with the Registrar-General to take effect. Owners with questions about specific bylaws, or suggestions for amendment, are invited to write to the strata committee.
The bylaws below reproduce Annexure A to the Consolidation/Change of By-Laws registered for Strata Plan 36965 on 21 October 2025. For the official document, refer to NSW Land Registry Services (dealing AV537897) or contact the strata committee.
An owner or occupier of a lot must not park or stand any motor or other vehicle on common property, or permit a motor vehicle to be parked or stood on common property, except with the prior written approval of the owners corporation or as permitted by a sign authorised by the owners corporation.
An owner or occupier of a lot must not, except with the prior written approval of the owners corporation:
2.1damage any lawn, garden, tree, shrub, plant or flower being part of or situated on common property, or
2.2use for his or her own purposes as a garden any portion of the common property.
3.1An owner or occupier of a lot must not obstruct lawful use of common property by any person except on a temporary and non-recurring basis.
The owners or occupiers of the lot shall be entitled to keep any animal upon their lot provided that:
4.1no dogs or cats, other than assistance animals as prescribed by legislation, shall be allowed upon any lot or the common property;
4.2the animal is adequately restrained to prevent the animal entering or encroaching upon the common property or any other lot; and
4.3the keeping of such animal is not otherwise prohibited by law.
5.1An owner or occupier of a lot, or any invitee of an owner or occupier of a lot, must not create any noise on a lot or the common property likely to interfere with the peaceful enjoyment of the owner or occupier of another lot or of any person lawfully using common property.
6.1An owner or occupier of a lot, or any invitee of an owner or occupier of a lot, when on common property must be adequately clothed and must not use language or behave in a manner likely to cause offence or embarrassment to the owner or occupier of another lot or to any person lawfully using common property.
6.2An owner or occupier of a lot must take all reasonable steps to ensure that invitees of the owner or occupier:
6.2.1do not behave in a manner likely to interfere with the peaceful enjoyment of the owner or occupier of another lot or any person lawfully using common property, and
6.2.2without limiting paragraph (a), that invitees comply with clause (1).
7.1Any child for whom an owner or occupier of a lot is responsible may play on any area of the common property that is designated by the owners corporation for that purpose but may only use an area designated for swimming while under adult supervision.
7.2An owner or occupier of a lot must not permit any child for whom the owner or occupier is responsible, unless accompanied by an adult exercising effective control, to be or remain on common property that is a car parking area or other area of possible danger or hazard to children.
8.1The owner or occupier of a lot must not do anything or permit any invitees of the owner or occupier to do anything on the lot or common property that is likely to affect the operation of fire safety devices in the parcel or to reduce the level of fire safety in the lots or common property.
9.1An owner or occupier of a lot shall not, use, store or dispose of upon his or her lot or the common property any chemicals, poisons or environmentally damaging substances or other liquids or gasses of an inflammable nature, other than those permitted under Clause 9.1 and 9.2.
9.2Chemicals and gasses commonly used for fuel or domestic purposes which can be stored and used in moderation and with due care, with the exceptions of synthetic insecticides, pesticides, herbicides and other poisons other than those listed under clause 9.3.
9.3Agricultural herbicides, exclusively for the use on weeds listed as noxious by current State and Commonwealth legislation and/or weeds as specified by a current Landcare Subcommittee weed management plan, with due care and full consideration of laws applicable to use of such substances, following approval by the Strata Committee.
10.1The owner or occupier of a lot must keep their lot free of invasive weeds; and
10.2Not, without the prior written approval of the owners corporation, maintain within the lot anything visible from outside the lot that, viewed from outside the lot, is not in keeping with the rural residential nature of the area and which detracts from the appearance of the community in a predominately rural setting.
11.1An owner or occupier of a lot must not deposit or throw on the common property any rubbish, dirt, dust or other material or discarded item except with the prior written approval of the owners corporation.
11.2An owner or occupier of a lot must not deposit in a toilet, or otherwise introduce or attempt to introduce into the plumbing system, any item that is not appropriate for any such disposal (for example, a disposable nappy).
11.3An owner or occupier must:
11.3.1comply with all reasonable directions given by the owners corporation as to the disposal and storage of waste (including the cleaning up of spilled waste) on common property, and
11.3.2comply with the local council’s guidelines for the storage, handling, collection and disposal of waste.
11.4The owners corporation may give directions for the purposes of this by-law by posting signs on the common property with instructions on the handling of waste that are consistent with the local council’s requirements or giving notices in writing to owners or occupiers of lots.
11.5In this by-law:
11.5.1.1bin includes any receptacle for waste.
11.5.1.2waste includes garbage and recyclable material.
12.1An occupier of a lot must notify the owners corporation if the occupier changes the existing use of the lot.
12.2Without limiting clause (1), the following changes of use must be notified:
12.2.1a change that may affect the insurance premiums for the strata scheme;
12.2.2a change to the use of a lot for short-term or holiday letting.
12.3The notice must be given in writing at least 21 days before the change occurs or a lease or sublease commences.
13.1The owner or occupier of a lot must ensure that the lot is not used for any purpose that is prohibited by law.
13.2The owner or occupier of a lot must ensure that the lot is not occupied by more persons than are allowed by law to occupy the lot.
14.1No owner or occupier shall permit a vehicle under their control or under the control of their invitees to travel at a speed greater than 20KPH whilst on any part of the Common Property including roadways.
15.1The graves existing on the common property as at the date of the addition of this by-law located in the area of the common property known as “Billen Cemetery”, the “Cemetery” or such other name (hereinafter called “the cemetery”) be preserved and maintained by the owners corporation.
No bylaws are registered at these numbers in the current strata schedule.
26.1The owners of Lot 98 are granted exclusive use of that part of the common property presently occupied by a building otherwise situated on Lot 98. The owners of Lot 98 are responsible for the maintenance, upkeep and insurance of that part of the common property to which the exclusive use relates. The owners of Lot 98 are to pay the costs of registration of this by-law.
27.1Section 160 of the Strata Schemes Management Act 2015 (Act) requires the Owners Corporation to insure the buildings in the Billen Cliffs Village including the buildings and structures that are situated on the lots throughout the strata plan (Insurance Requirement).
27.2Section 172 of the Act permits the NSW Civil and Administrative Tribunal (NCAT) on the application of an Owners Corporation, to make an order exempting the Owners Corporation from compliance with the Insurance Requirement unconditionally.
27.3On 29 June 2024, the Owners Corporation passed a unanimous resolution, motion 5, at the 2024 annual general meeting to apply to NCAT for an order exempting the Owners Corporation from compliance with the Insurance Requirement under section 172 of the Act.
27.4On 17 Feb 2025, NCAT made an order exempting the Owners Corporation from compliance with the Insurance Requirement unconditionally under section 172 of the Act (NCAT Exemption Order). As a consequence of the NCAT Exemption Order the Owners Corporation is not required to insure any of the buildings and structures (including owners’ improvements and fixtures forming part of the buildings) situated on or forming part of the lots within the strata plan.
27.5As a further consequence of the NCAT Exemption Order, the owners of the lots in Billen Cliffs Village are responsible for insuring the buildings and structures (including owners’ improvements and fixtures forming part of the buildings).
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