Intro and glossary
Local and state planning controls, key terms and how to use the discussion paper.
We are committed to developing and implementing a planning framework that supports, not just our requirements, but the community’s values and aspirations for our area.
The way we plan for the area’s growth and regulate development is undertaken through local environmental plans (LEPs) and development controls plans (DCPs).
Until now, we have been managing planning controls in line with each of the former council areas' adopted LEPs and DCPs.
Development of a single LEP and DCP for the Northern Beaches has started and when complete will provide our community with a clearer, simpler and fairer set of planning rules. This will be mainly based on existing controls and does not seek to increase building heights or densities in residential areas, except as provided for by the Northern Beaches Local Housing Strategy, which identifies a need for only 275 additional dwellings within the next 15 years.
A Local Housing Strategy Community Snapshot has also been prepared to make it even easier for you to understand these changes.
To understand your thoughts on this future planning framework, we developed the LEP/DCP Discussion Paper. The paper proposed a number of ideas on which we sought feedback to inform the draft LEP and DCP.
Thank you to those that made a submission on our LEP/DCP Discussion paper exhibited between 25 June and 5 September 2021. During the exhibition we received 399 unique responses.
Feedback on the discussion paper indicated our community’s desire to protect the natural environment, retain the area’s unique local character and ensure that the right type of housing is in the right place. Some concerns were raised regarding the impact of consolidating the LEP and DCPs on place-based planning.
Other comments reflected that our community would like to see Council as a leader in sustainability and to address the climate emergency. Responses indicated support for ensuring that new buildings are well-designed and resource efficient.
Some feedback related to individual sites, ranging from single residential lots to larger commercial and industrial sites. These respondents sought specific consideration of future zoning and planning controls. Various schools, churches and other social and recreational groups are looking to protect and better plan for their community uses.
Your feedback on the discussion paper is helping us draft our new Local Environment Plan and Development Control Plan (LEP/DCP) to be exhibited in 2023.
Read the detailed community and stakeholder engagement report by clicking the button below.
Our LEP/DCP Discussion Paper explores the issues we need to address and discuss with you as well as proposals to protect the things you love.
The discussion paper identifies issues relating to four key themes from our Local Strategic Planning Statement, and proposes options and approaches to address them.
Each of these themes are equally important, however some are more detailed than others.
As it is lengthy and technical content, we have provided you with several options to navigate the different material:
Consultation on the discussion paper was carried out between Friday 25 June and Sunday 5 September, 2021. Comments are now closed, and feedback is being reviewed and considered. Community engagement outcomes will be available early 2022.
Local and state planning controls, key terms and how to use the discussion paper.
A focus on waterway, environmental, recreational and rural zones. Controls to protect our waterways, bushland and biodiversity, scenic areas, Metropolitan Rural Area and urban tree canopy.
Explore it here
Improving energy, water and waste efficiency and increasing resilience to natural and urban hazards.
Special purpose zones and alignment with the Infrastructure State Environmental Planning Policy (SEPP) and Education SEPP.
Read it here
Housing diversity and affordability, residential zones and implementation of our Local Housing Strategy.
Promoting safety and social inclusion, local character, design excellence and heritage protection.
View it here
Improving connectivity through parking provisions and encouraging sustainable transport.
For jobs and skills, tourism controls and changes to our business and industrial zones including increased building heights in these zones.
Read it here
You are also welcome to read the full discussion plan by clicking on the button below.
An LEP is a statutory document made under the Environmental Planning and Assessment Act 1979 which sets down the major rules for development of land in a local government area. This includes the “zoning” of land for certain purposes, and specific rules for development e.g. height controls. The LEP must be in accordance with an LEP “template” provided by the NSW Government.
The DCP supplements the LEP rules with more detailed development controls for matters not normally included in the LEP e.g. car parking requirements for new development.
A new LEP and DCP is required as:
It is important to note that the new LEP and DCP are only one means by which the priorities and actions in our Local Strategic Planning Statement will be implemented.
Many other Council strategies, including, for example, our Environment and Climate Change Strategy – Protect, Create, Live, will play a significant role in that work too.
This discussion paper identifies issues that we must address in preparing a new LEP and DCP, describes the work being done to respond to those issues, and, where possible, outlines ideas we are proposing for the new LEP and DCP.
We are seeking your comments on the issues raised and our proposals to address them. We are interested to know if there is anything we have missed or you believe needs more work.
The discussion paper does not address every matter to be included in the new LEP and DCP or contain clear proposals on all issues.
Issues and proposals raised in the discussion paper may affect everyone differently.
To help you understand how your property is currently zoned or what land uses are permissible, we recommend you check our Property Search tool.
This information may assist you finding the content that is most relevant to you when making your comments on the discussion paper.
The LEP/DCP Discussion Paper content is organised in chapters based on the themes and directions contained in Council’s Local Strategic Planning Statement, Towards 2040:
Sub-chapters are based on some of the thirty priorities in Towards 2040.
We prepared the LEP/DCP Discussion Paper in accordance with a Probity Plan for the local planning framework.
This plan requires Council to identify all property related matters in public exhibition documentation. Council owns and manages several properties that will be impacted by the proposed zoning and land uses, particularly waterway zones (Priority 1), environmental zones (Priority 2), recreation zones (Priority 6) and special purpose zones (Priority 9). Some Council properties may also be affected by changes to business and industrial zones.
To address any potential conflicts, the discussion paper was drafted by staff separate from Council’s property division. Any submissions by Council’s property department will be assessed independently and reported back to Council.
Council’s process in managing conflicts will be subject to a Probity Audit to be reported to Council with the draft LEP and DCP.
There is a glossary of terms available in the LEP/DCP Discussion Paper. Here's the direct link.
The discussion paper considers a range of controls to better protect our environment. These controls will be informed by a range of technical studies, including the Environmental Zones Review, to be released later in the year.
The discussion paper includes information on current and proposed waterway, environmental, recreational and rural zones and the Metropolitan Rural Area. Also discussed are controls related to:
The discussion paper outlines the following proposals:
The discussion paper outlines the following proposed approach with respect to environmental hazards:
The discussion paper outlines the following proposed approach noting local controls generally only facilitate smaller scale infrastructure usually associated with non-government owned land or operators:
The discussion paper outlines how we propose to implement the Northern Beaches Local Housing Strategy. This includes:
The discussion paper also outlines our proposed approach to residential zones and permissible uses. We also seek feedback on removing floor space ratio requirements for dwelling houses and semi-detached dwellings in Manly LEP and managing these developments through other controls such as landscape area and open space requirements, boundary set-back controls, building height/ building envelope controls, and local character controls.
The discussion paper outlines the following proposals to address this direction:
A local character study is currently underway and will be released later in the year.
The discussion paper outlines the following proposals:
The discussion paper proposes changes to the following local controls:
Data from our employment study currently underway informs recommendations for business and industrial zones. These will be reviewed together with community feedback and draft employment zones reforms by the NSW Government.
Visit www.planning.nsw.gov.au for more information.
We define town centres as areas zoned as either B1 Neighbourhood Centre, B2 Local Centre, B3 Commercial Core or B4 Mixed Use. For these areas, the discussion paper proposes:
We seek your feedback on the use of incentives for additional commercial floor space as currently applied in the Manly LEP.
We define business employment zones as areas zoned as either B5 Business Development, B6 Enterprise Corridor or B7 Business Park. For these areas, we propose:
The discussion paper outlines the following proposed approach to industrial areas:
To support tourism, we propose to retain the existing SP3 tourism zone at Manly and the Narrabeen caravan park and support tourist and visitor accommodation where currently permitted. Duration of stay provisions will be subject to Government changes to short term rental accommodation rules.
The discussion paper proposes:
There are no plans to increase permissible building heights in residential zones.
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