The NSW Government has recently introduced ‘Low and Mid-Rise Housing Reforms’ under State Environmental Planning Policy (Housing) 2021. This overrides the established planning rules in the Northern Beaches Local Environmental Plans (LEPs), by allowing much larger developments in some areas.

From 1 July 2024 this policy permitted dual occupancies and semi-detached dwellings in all R2 low density residential zones. On 28 February 2025, it permitted townhouses, terraces and small apartment buildings (up to 9.5 metres high) in R1 and R2 zones within 800 metres of nine identified town centres on the Northern Beaches.

It also permits apartment buildings up to 6 storeys (22-24 metres) in R3 medium density residential zones within 400 metres of these centres, and up to 4 storeys (17.5 metres) within 400-800 metres.

Manly CBD, along with 9 other town centres have been identified as TODs (Transport Orientated Development). The 800 meters from Manly CBD includes most of the Eastern Hill and anecdotal evidence suggests that the developers are out and busy working out which properties they can uplift with minimal resistance for maximun return.

Council cannot change these new State Government planning rules, but it can set additional requirements through its Development Control Plans (DCPs), including the Manly Development Control Plan 2013, to ensure new development in these areas is subject to the same rules as other similar development in the Council area. For example including requirements for building boundary setbacks, saving large trees already on the property as well as insisting on tree planting and parking arrangements to ensure that car parking is not visually dominant on the site or in the streetscape.

The proposed amendments to the currently separate, Manly, Warringah and Pittwater DCPs will introduce these new controls, which will apply alongside the existing DCP controls aiming to promote best practice and a more harmonised approach to these new housing types across the Northern Beaches.

Then in 12 months these amendments will be included in the comprehensive (harmonised and amalgamated) Northern Beaches DCP which the NB Council has been working on for the past few years. This will provide the long-term framework for assessing future developments.

These amendments resulting from the State Government’s TOD planning rules will not impact development outside these areas or on other development types, such as dwelling houses, commercial buildings, or industrial facilities.

Have your Say Proposed Amendments to the DCPs for mid to low rise housing in Manly. Submissions close 22 June 2025 https://yoursay.northernbeaches.nsw.gov.au/development-control-plans-amendment-low-and-mid-rise-housing

Council is proposing amendments to our Development Control Plans (DCPs) to better control the impact of the State Governments Housing development plans, to help safeguard our valued streetscapes, tree canopy and heritage. Submissions are open now.