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Town Planner Northern Beaches

Coastal, residential and commercial planning across Northern Beaches Council

Great views. Complex planning controls.

Northern Beaches properties are among Sydney's most desirable — and among the most planning-constrained. Coastal hazard areas, beach setbacks, bushfire prone land, heritage conservation areas, foreshore building lines and flood planning areas can all apply, sometimes simultaneously, to a single property.

For owners and developers working in this environment, the value of expert planning advice isn't just about getting an approval — it's about understanding what's actually achievable before you spend money on plans, reports and application fees.

Northern Beaches LEP 2021 — Most of the Northern Beaches is now governed by the Northern Beaches Local Environmental Plan 2021, which harmonised the former Manly, Pittwater and Warringah LEPs. Additional environmental and coastal overlays apply to many properties. We assess which controls apply to your specific address before you take a step.

Suburbs we cover

Manly Dee Why Mona Vale Avalon Beach Newport Narrabeen Collaroy Brookvale Freshwater Warriewood Manly Vale Balgowlah Curl Curl Cromer Palm Beach

What we help Northern Beaches clients with

The planning questions we handle most often on the Northern Beaches include:

  • Residential DAs — alterations and additions, new dwellings, secondary dwellings (granny flats)
  • Dual occupancy development and Torrens title subdivision
  • Coastal planning assessments — foreshore, beach and cliff-top properties
  • Bushfire planning and BAL (Bushfire Attack Level) assessment strategy
  • Heritage assessments for properties in conservation areas or listed individually
  • Pre-purchase due diligence — understanding what's achievable before you buy
  • Change of use applications for Manly and Brookvale commercial tenancies
  • Strata remedial works and common property upgrades
  • Review of Environmental Factors (REFs) for community and public projects

Coastal constraints — what you actually need to know

Properties near the beach, foreshore or cliff edges on the Northern Beaches are subject to coastal management provisions under the Coastal Management SEPP. This can affect setbacks, excavation depth, vegetation clearing and the types of development that can be approved.

It doesn't automatically mean you can't develop — but it does mean the assessment is more involved and the documentation requirements are greater. We work through coastal constraints methodically and have experience navigating them efficiently.

Our services for Northern Beaches clients

Residential Development Extensions, additions, granny flats, dual occupancy
Sustainable Advisory BASIX, NatHERS and energy efficiency strategy
Strata Remedial Works Older strata building upgrades and remediation
Commercial Fitout & Use Approvals Commercial tenancy permissibility and approvals
Legal & Advisory Support Merits advice, objections and LEC matters
Community Engagement Neighbour consultation for sensitive coastal proposals

The Northern Beaches has changed. The planning framework has too.

The 2016 council amalgamation and the rollout of the Northern Beaches LEP 2021 changed the rules across many parts of the peninsula. What applied under the old Warringah LEP may not be what applies now. What was complying development in Manly may have different controls in Mona Vale.

Before you assume you know what's possible — or what's not — talk to us. We'll check the current controls against your specific property and give you an accurate picture.