Dual-occupancy expanded to increase housing density
It’s been four years in the making, but the Northern Beaches Council local environment plan (LEP) has finally been released.
The LEP will form the basis of a new Northern Beaches development control plan (DCP) and replaces the existing four separate LEPs for Manly, Warringah and Pittwater. The LEP and DCP outline the conditions upon which council makes decisions about what can be built where, and the type of changes which can be made to residential and commercial properties.
To get to this point, council conducted extensive consultation and received hundreds of submissions. It was prepared within the context of the State Government’s push for more housing density across Sydney, which council has been adamant must be within the character of the Northern Beaches.
One key change has been expanding the use of dual occupancy on low rise residential blocks, which council believes is a key way to increase density across the Beaches – as opposed to high-rise towers, which the government has promoted. While this was previously permitted in Pittwater and Manly, it was prohibited in Warringah. Council says dual occupancy provides more options to meet the demand for ‘more affordable and diverse housing stock’.
Another change to increase the ‘housing mix’ is that residential flat buildings comprising 10 or more dwellings, must have a minimum of 20 per cent one-bedroom and 20 per cent three-bedroom dwellings. “The intent is to ensure greater diversity in dwelling types and promote housing choices for various sectors of the community, living needs, and budgets,” the council said.
Currently, council’s housing target sits at 3,582 homes to be constructed between 2021 to 2026. The government has decided the council must construct 5,900 dwellings by 2029.
Protections for the environment have been strengthened, including scenic protection clauses and retention of foreshore building lines.
Mayor Sue Heins said the draft LEP ‘recognises the unique characteristics of our neighbourhoods and protects our precious environment while meeting our housing needs for the future.
“It will harmonise existing planning rules across the area and deliver more consistency and surety in planning outcomes.”
After 90 minutes of discussion at an extraordinary council meeting on 17 June, councillors passed a motion for the LEP to proceed to Gateway Determination.
Once Planning Minister Paul Scully agrees that the LEP can go through Gateway Determination, it will be exhibited for public comment, likely around mid-2025. The minister’s final determination is not expected until the end of 2025/beginning of 2026.
