Town planning · Northern Beaches Council NSW
Town planning in Northern Beaches. Identify the operative LEP.
Nine nominated centres include Balgowlah Stockland, Dee Why, Forestville, Forestway, Frenchs Forest, Manly, Manly Vale, Mona Vale and Warringah Mall. Statutory exclusions, such as bushfire and coastal hazard constraints, still matter for eligible sites. We provide site feasibility, PPRs, DA and SEE services, CD Planning Assessments, BASIX and NatHERS.
Current housing provisions
Low and Mid-Rise Housing in Northern Beaches Council
The NSW Low and Mid-Rise Housing Policy (LMR), under Chapter 6 of the State Environmental Planning Policy (Housing) 2021, provides additional opportunities for eligible sites within generally 800 metres walking distance of nominated centres and stations. This is not a straight-line radius, and statutory zoning, exclusions and the actual pedestrian route must be checked.
Nine nominated centres include Balgowlah Stockland, Dee Why, Forestville, Forestway, Frenchs Forest, Manly, Manly Vale, Mona Vale and Warringah Mall. Statutory exclusions, such as bushfire and coastal hazard constraints, still matter for eligible sites.
NSW Government reference
The LMR map shows indicative catchments. Individual eligibility requires an assessment of the current Housing SEPP and mapping.
Explore the NSW LMR Housing mapOfficial centre selection
9 nominated LMR locations
These are the nominated centres and stations identified for Northern Beaches Council by the NSW Government. A location on the list is not a site approval or evidence of compliance with another planning instrument.
Official source: NSW Planning — LMR nominated locations.
Statutory planning controls
Manly, Pittwater and Warringah LEPs and Manly, Pittwater and Warringah DCPs
As at October 2026 Northern Beaches continues to use the operative former Manly LEP 2013, Pittwater LEP 2014, Warringah LEP 2011 and Warringah LEP 2000 for particular land. Their corresponding Manly DCP 2013, Pittwater 21 DCP, and Warringah DCPs 2011/2000 also remain relevant. The draft consolidated Northern Beaches LEP and DCP should not be treated as commenced controls.
Land application maps, operative amendments, any mapped precinct boundaries and the proposed type of development must be checked. An address alone does not identify every applicable control.
Applicable standards may depend on local and State instruments, site constraints and any transitional provisions. We recommend verifying these before making substantial design commitments.
Local planning considerations
Frenchs Forest and the coastal/bushland localities
Frenchs Forest has its own planning context, while Dee Why, Mona Vale and Manly each involve distinct centre and local character requirements. Coastal erosion, foreshore building lines, flooding, bushfire and protected vegetation can materially influence residential feasibility, particularly on constrained headland or bushland sites.
These issues may require additional survey information, civil engineering advice or other specialist reports, depending on the nature of the proposed works and approval pathway.
Issues to identify early
Site considerations affecting feasibility
Coastal erosion and foreshore
Assess coastal hazard and foreshore planning restrictions.
Bushfire and biodiversity
Identify bushfire prone land, tree retention and native vegetation.
Flooding and drainage
Check flood-risk mapping and operative stormwater DA requirements.
Legacy LEP/DCP coverage
Verify whether Manly, Pittwater or Warringah controls apply to the lot.
Local planning update: From 1 January 2026, relevant Class 1 residential alterations-and-additions DAs require additional concept stormwater plans and engineer certification under Council's application guidance. Northern Beaches Council — DA documentation.
Planning consultancy services
How we can assist in Northern Beaches Council
Preliminary Planning Reports (PPRs)
Identify development opportunities, zoning, controls, likely approval pathways and key site risks. Explore planning advice.
Site and housing feasibility
Review LMR applicability where relevant, land-use permissibility, mapped planning constraints and the appropriate initial development strategy.
Development Applications and SEE
Prepare Statements of Environmental Effects, review consultant reports and plans, and assist with DA compilation and lodgement under the agreed scope. Explore DA services.
CD Planning Assessments
Review relevant Codes SEPP planning provisions for CDC applications to Building Certifiers. Explore CD Planning Assessments.
Planning Approvals prepares compliance advice and CD Planning Assessments, but does not issue CDCs. A Building Certifier independently determines whether the statutory requirements are met and whether a CDC may be issued. LMR Housing permissibility does not automatically create a CDC pathway. Find a Certifier on the NSW Government register.
In-house sustainability services
BASIX and Accredited NatHERS assessments
Planning Approvals provides in-house BASIX services and thermal assessments by an Accredited NatHERS Assessor. Services include BASIX certification, NatHERS ratings and practical advice about glazing, insulation and construction materials. Explore BASIX and NatHERS services.
Our approach
Establish the pathway first.
Resolve important controls before detailed development design.
Site controls
Check zoning, LEP, DCP, State policies, planning maps and constraints.
Planning feasibility
Assess development standards, design issues and information requirements.
Assessment documents
Prepare agreed PPR, SEE or CD Planning Assessment and recommendations.
Common questions
Planning questions in Northern Beaches Council.
Which local planning controls apply to my property?
Manly, Pittwater and Warringah LEPs and Manly, Pittwater and Warringah DCPs are the starting point, subject to the land application mapping and any separate State policies or local precinct controls.
Does Low and Mid-Rise Housing allow my development?
No automatic entitlement arises from a suburb name or map. The nominated-centre walking-distance test, zoning, exclusions and statutory provisions must be assessed.
What should we check before detailed design?
Assess coastal hazard and foreshore planning restrictions. Identify bushfire prone land, tree retention and native vegetation. A Preliminary Planning Report can help establish the important planning issues early.
Can you assist with a Development Application or Statement of Environmental Effects?
Yes. We offer planning advice, SEE preparation, review of consultant information and DA documentation/lodgement assistance by engagement.
Can Planning Approvals issue a CDC?
No. We prepare CD Planning Assessments for Building Certifiers, who independently determine whether a CDC may be issued.
Northern Beaches Council · Project enquiry
Considering a project in Northern Beaches Council?
Tell us the address and proposed development so we can outline a suitable planning assessment.