In February 2024, the NSW Department of Planning, Housing and Infrastructure released the Explanation of Intended Effect: Changes to create low and mid-rise housing (EIE).
The EIE proposed major changes to the range and scale of housing that would be permitted across the Northern Beaches, with the potential for significant impacts on many communities. Council made a detailed submission on these proposals.
Read media release: One size does not fit all: calls to scrap housing density reforms
The Minister for Planning announced that the proposed housing reforms would proceed in two stages through amendments to relevant State Environmental Planning Policies (SEPPs):
Stage 1: Permitting dual occupancies and semi-detached dwellings in all R2 low density residential zones
On 1 July 2024, amendments were made to permit dual occupancies and semi-detached dwellings in all R2 low-density residential zones across NSW with development consent.
The following key exceptions apply to Northern Beaches (see Policy Exclusions Fact Sheet for further detail):
- land that has been mapped as being bushfire prone
- land that includes a heritage item
- land identified as coastal vulnerability area or a coastal wetlands and littoral rainforests area within the meaning of State Environmental Planning Policy (Resilience and Hazards) 2021, Chapter 2.
The Stage 1 changes mainly impact development options in the areas/ suburbs covered by Warringah Local Environmental Plan 2011 (WLEP2011).
Dual Occupancy/ semi-detached dwellings are now permitted with development consent in WLEP2011 areas zoned R2 low density residential(there is no “complying development” pathway).
Development applications will be assessed against current controls in WLEP2011 and the Warringah Development Control Plan (DCP). Any proposed subdivision of dual occupancies and semi-detached dwellings must also be in accordance with WLEP2011 standards/controls.
Stage 2: Implementing the mid-rise housing controls focused on nominated town centre precincts
On 28 February 2025, the NSW Government implemented Stage 2 of its Low and Mid-Rise Housing Policy.
Key changes under the Policy:
- Low-Rise Housing: In R1 General Residential and R2 Low Density Residential zones within 800 metres of designated town centres, developments such as multi-dwelling housing (e.g. terraces and townhouses), and residential flat buildings up to 9.5 metres high (2–3 storeys) are now permissible.
- Mid-Rise Housing: In R3 Medium Density Residential zones within 400 metres of these centres, residential flat buildings up to 22 metres (6 storeys) and shop-top apartments up to 24 metres are allowed. In R3 zones between 400–800 metres from the centres, apartments up to 17.5 metres (4 storeys) are permitted.
Specifically, on the Northern Beaches, these reforms apply to residential areas within 800 metres walking distance of:
- Balgowlah Stockland Shopping Centre
- Dee Why Town Centre
- Forestville Town Centre
- Forestway Shopping Centre
- Frenchs Forest Precinct (Warringah Road)
- Manly Town Centre
- Manly Vale Town Centre
- Mona Vale Town Centre
- Warringah Mall Shopping Centre
The low-rise housing changes represents a significant shift for these areas in the former Pittwater and Warringah local government areas, as multi-dwelling housing and residential flat buildings are not currently permitted under the R2 Low Density Residential Zone.
The mid-rise housing changes will also have a significant impact and, in some cases, result in more than a doubling of building heights across many R3 Medium Density Residential zones surrounding these 9 town centre precincts.
For more information and links, refer to the following Council news story:
NSW Government Housing Reforms – Council Explainer or contact council staff for assistance on 1300 434 434.