Manly neighbourhoods could soon see six-storey apartment blocks just a short walk from the sand, as part of a state-led housing reform that overrides local council rules across the Northern Beaches.
New Planning Rules Prompt Local Action
The NSW Government’s housing reforms will roll out in two stages, bringing big changes to suburbs like Manly. From 1 July 2024, dual occupancies and semi-detached homes will be allowed in all R2 residential zones. By 28 February 2025, buildings up to six storeys will be permitted in R3 zones within 400 metres of town centres, including Manly.
Northern Beaches Council is now seeking community feedback on changes to its Development Control Plans. While the council can’t stop developments that meet the new rules, it hopes to guide their design and impact.
Council Pushes Back to Protect Character
Council’s proposed amendments cover the existing planning rules for Manly, Warringah and Pittwater. The goal is to protect the area’s character, streetscapes and environment while still meeting housing targets. This includes strengthening rules around landscaping, building design, heritage conservation, privacy and natural light.
Council has singled out Manly’s heritage conservation areas, such as the historic Corso precinct and surrounding beachside streets, for special attention. Updated DCPs aim to ensure that even with taller buildings, developers must consider the feel and look of these areas. Designs would need to allow for setbacks, tree cover, and ventilation, reducing the risk of overdevelopment clashing with the suburb’s coastal village identity.
Local Concerns Around Liveability and Density
Council can’t block developments that meet state rules, but it wants to ensure they suit community needs. Proposed changes focus on sunlight access, building separation, off-street parking, tree canopy protection and EV-ready infrastructure.
Residents are encouraged to give feedback during the consultation period from 23 May to 22 June 2025. A full Northern Beaches-wide planning update is expected within the next year.
What This Means for Manly Residents
Change is on the way for residents near Manly, with taller and denser buildings possible in once-quiet backstreets. New developments could appear close to the beach and town centre under state housing reforms.
While Council can’t stop this growth, it hopes updated planning controls will help protect Manly’s beachside character. Locals are encouraged to review the draft changes and have their say online. Council views community feedback as vital to shaping the future of Manly and the wider Northern Beaches.
Published 26-May-2025
