The Low to Mid Rise (LMR) Housing Policy, introduced by the NSW Government in March last year, is changing the Manly skyline from three-storey dwellings to up to nine-storey buildings.
The policy, which identified nine Northern Beaches town centres, including Manly, is the State Government’s response to the National Housing Accord to address the housing crisis in NSW.
Under Council’s Development Control Plan, most areas in Manly can reach 11 metres (if zoned R3, 8.5 metres for R1 zoning). However, the LMR overrides this and allows for buildings up to 22 metres within 400 metres of the town centre, and 17.5 metres within 400 to 800 metres. This takes building heights up to six storeys.
Add on the LMR’s housing affordability scheme, where a developer can commit 10 percent of the units to affordable housing for 15 years, the height limit increases by 30 percent. This takes the maximum height to 28.6 metres, or nine storeys.
Manly Observer has seen an increase in DAs submitted under the LMR.
Most recently, a State Significant Development (SSD120606989) at 10-12 Victoria Parade, Manly to replace a three-storey and a four-storey building with one nine-storey building with 23 apartments (five as affordable) and a two-level basement car park.
A few doors down there’s 18 Victoria Parade, Manly (DA2025/1157) where a $16 million Development Application (DA) has been submitted to Council for a six storey-residential building with 11 apartments (none marked as affordable), roof top terrace, and basement car park.
One block over, a $71 million DA at 17-25 Ashburner Street, Manly (DA2026/0523) has plans to replace the four homes and unit block with an eight-storey, 37-apartment (nine as affordable) building with a two-storey basement car park.
Near East Manly Cove, DA2025/1559 has plans to demolish the three-storey block and construct an eight-storey, eight-unit (with two affordable) building with a three-level basement car park.
Affordable housing provides below-market rent for low- to moderate-income earners; social housing is for very-low-income households, usually experiencing severe hardship; and public housing is for those experiencing homelessness, or on the verge of.
While Council cannot refuse a DA under the LMR policy on height alone, it has submitted a planning proposal to the NSW Government to mandate a three percent affordable housing contribution rate for new residential developments within the nine town centres, including Manly. This would be in addition to the State’s affordable housing, and unlike the State’s, would be in perpetuity.
“Council is taking proactive steps to create opportunities for more residents to access secure, affordable accommodation close to jobs, schools, and family, and adjust existing affordable housing contributions to reflect current realities,” Northern Beaches Mayor Sue Heins said.
