Dee Why has been named as one of several Northern Beaches town centres identified for increased housing development under a state rezoning policy.
Background and Context
The Low and Mid-Rise Housing Policy is driving changes in residential zoning across Greater Sydney, including Dee Why. Introduced in two stages from July 2024, the policy is designed to support a broader mix of housing near town centres and transport hubs.
The first stage allowed dual occupancies in R2 low-density residential zones across the state. The second stage, which commenced in February 2025, expanded planning controls to encourage townhouses, terraces, apartments, and shop-top housing within walking distance of key centres, including Dee Why.
Photo Credit: UDIA NSW
Planning Scope and Area Impact
Dee Why is one of nine nominated Northern Beaches town centres affected by the policy. Under the new rules, housing developments of up to four storeys are permitted within 800 metres of the town centre, while six-storey apartment blocks and shop-top housing up to 24 metres high are allowed within 400 metres.
These changes override existing local council controls and apply to more than 11,000 properties across the Northern Beaches local government area. The NBC anticipates that these reforms will lead to significant alterations in the built form and density of affected suburbs, including Dee Why.
Council Response and Proposed Amendments
In response, NBC is proposing amendments to its existing Manly, Warringah and Pittwater development control plans. The goal is to guide future development applications under the new policy, with added emphasis on site layout, building setbacks, vehicle access, and residential amenity.
The NBC argues that while it acknowledges the need to address housing shortages, local governments must retain some control over planning to manage the character and infrastructure of their communities. The NBC had previously drafted a Local Environment Plan to encourage housing diversity such as dual occupancies, but stated the new state policy would exceed what was initially planned.
Photo Credit: UDIA NSW
Infrastructure and Services Concerns
Concerns have been raised by some elected representatives about the absence of supporting infrastructure to accommodate the projected population increase. Criticism has focused on the lack of additional transport, services, and funding provisions alongside the anticipated residential growth.
The Northern Beaches is projected to reach a population of 288,000 by 2036, requiring an estimated 12,000 new homes. The NBC said that without infrastructure upgrades, the expanded housing supply could strain local services.
Next Steps
NBC is set to vote on whether to release its amended development control plans for public consultation. If endorsed, these amendments could influence how development is implemented in Dee Why and other affected areas under the Low and Mid-Rise Housing Policy.
Published 20-May-2025