What is the Low and Mid-Rise Housing (LMRH) Policy?
In December 2023, the NSW Government announced major housing reforms to increase low and mid-rise housing options across the Northern Beaches. Council lodged a detailed submission in response.
The NSW Government announced the reforms would roll out in 2 stages through amendments to the State Environmental Planning Policy (Housing) 2021.
Stage 1: Dual occupancies and semi-detached dwellings
- Commenced 1 July 2024
- Dual occupancies and semi-detached dwellings permitted with development consent in all R2 Low Density Residential zones.
- The greatest impact of these changes is in areas covered by the Warringah Local Environmental Plan 2011 (WLEP 2011), where dual occupancies and semi‑detached dwellings are now permitted in R2 zones and have applied only to sites over 800 m² since 31 October 2025.
Stage 2: Low and mid-rise housing near town centes
Commenced 28 February 2025
Low-Rise Housing (in R1 and R2 zones)
Within 800m of identified town centres:
- Dual occupancy, Multi-dwelling housing (terraces, townhouses) and residential flat buildings up to 9.5m (2–3 storeys)
Mid-Rise Housing (in R3 zones)
Within 0–400m of centres:
- Residential flat buildings up to 22m (6 storeys)
- Shop-top housing up to 24m
Within 400–800m of centres:
- Residential flat buildings up to 17.5m (4 storeys)
Where does Stage 2 reforms apply?
Residential land within 800m walking distance of the following town centres:
- Manly
- Balgowlah
- Manly Vale
- Dee Why
- Warringah Mall (Brookvale)
- Forestville Town Centre
- Forestway Shopping Centre (Frenchs Forest)
- Frenchs Forest Precinct (Warringah Road)
- Mona Vale Town Centre
The NSW Government has created an indicative map to help people understand where the policy may apply.
What land is excluded from the LMRH Policy?
- Bushfire-prone land
- Land mapped as coastal wetlands, littoral rainforest or coastal vulnerability area
- Heritage items
Council’s response to the LMRH Policy
Council continues to advocate to the NSW Government for the State infrastructure (roads and public transport) required to support new housing. At the same time, Council is reviewing local infrastructure to accommodate growth and will be amending its development contributions plans to ensure they remain fit for purpose.
We have also submitted a proposal for a much‑needed LGA‑wide Affordable Housing levy, tied to development uplift.
Alongside this, Council is driving its own initiatives to ensure new developments deliver better‑planned outcomes for our community.
- 20 May 2025: Council endorsed public exhibition of draft amendments to Manly, Warringah, and Pittwater Development Control Plans (DCPs)
- May – June 2025: Community feedback invited
- August 2025: Summary of feedback released; final recommended changes adopted
- 15 September 2025: Revised DCP controls commenced
New DCP sections introduced include:
- Manly DCP 2013: Clause 5.7 – Low and Mid-Rise Housing Areas
- Warringah DCP 2011: Part G10 – Low and Mid-Rise Housing Areas
- Pittwater 21 DCP: Section C7 – Design Criteria for Low and Mid-Rise Housing Areas
How can I find Development Applications lodged under the new LMRH Policy?
Council is receiving Development Applications (DA) under the new Low and Mid‑Rise Housing Policy.