Update July 2022

Read the NBC response to questions from Pittwater Community Alliance with regard to the finalisation process of the important LEP/DCP process. PCA asked a number of questions and the NBC has responded as follows;

(Received 8th June 2022)

  • Update on the LEP process/timetable

The next stage in the LEP process is the release of a Review of Conservation zones for public comment, anticipated to occur following approval at the July 2022 Council meeting. This work is critical to the structure and framework of the new LEP, given the markedly different approaches taken to the use of these zones in the Pittwater, Warringah and Manly LEPs, and noting the need to create a standard zoning approach in the Deferred Lands (Oxford Falls Valley) which is subject to a separate LEP (Warringah LEP 2000). Work continues on drafting of other LEP and DCP provisions with the aim of producing a Planning Proposal for Council’s consideration in early 2023.

  • Concerns/risks associated with delays versus a change of State Government and policy

There is always potential for the State Government to change policy. Not all changes are negative. For example, recent changes to State Environmental Planning Policy (Housing) have restricted boarding house development and seniors housing in low density residential zones and rural zones.

  • In what way can PCA assist in moving finalisation of documents

We will continue to consult with key stakeholders as part of the LEP preparation process. The process is to some degree dictated by other requirements, including finalising the approach to Conservation zones and the implementation of Council’s Local Housing Strategy.

  • Discuss status of Character statements,  location (LEP/DCP) & ability to review prior to finalisation

We are close to finalising a report on options for drafting local character statements and will shortly be undertaking workshops on this work with key community groups, including PCA.

  • Floor Space Ratios – explanation (are they in place of height limits etc.) and NBC intentions.

Floor space ratios (FSR) are not a replacement for height controls in the LEP. Council will continue to include height controls in the new LEP. FSRs are a general control on the bulk and scale of development. The three current “standard” northern beaches LEPs use them differently. Manly LEP uses them for all forms of development across all zones. Warringah LEP use them only in the Dee Why town centre and in the new Frenchs Forest town centre. The Pittwater LEP uses them only in industrial zones. Council is still considering how it will apply FSR controls in its new LEP. Council could simply retain existing controls across the LGA or seek to expand the use of FSR controls in areas not currently subject to them. There are arguments for and against each approach.

  • Ability for PCA to review LEP/DCP before it goes to a council meeting for exhibition

There will be multiple of opportunities for involvement and engagement when the LEP/DCP are on exhibition. It’s not appropriate that select members of the community are provided information prior to the councillors and other members of the community.




Click here the 5th September 2021 NRA Submission


The State Government requires all newly amalgamated councils to have only one LEP/DCP for each Local Government Area (LGA). Northern Beaches Council has commenced the preparation of converting the former four LEP’s into one (the old Warringah Council had two LEP’s for historical reasons).

NBC explain the approach as follows;

Over the next two years we will be working with our community to bring together our current local planning controls to create one new planning framework that will guide and manage future development in the Northern Beaches.

Our planning framework is made up of a Local Environmental Plan (LEP) which is used to control development of land in a Local Government Area and a Development Control Plan (DCP) which provides detailed local planning and design guidelines to support the planning controls in the LEP.

A new LEP and DCP for the Northern Beaches will provide our community with a clearer, simpler and fairer set of planning rules.

We started this process last year with the release of our Local Strategic Planning Statement – Towards 2040 which outlines the future vision for the Northern Beaches and our commitment to a sustainable future. Towards 2040 is one of the building blocks in the new planning framework that integrates regional directions set by the Greater Sydney Commission and the community priorities identified in our Community Strategic Plan – Shape 2028.

This new LEP is very important for the residents of Pittwater to ensure that all the environmental achievements of our former Pittwater Council are not eroded in the exercise of ‘one size fits all’.

The NRA will be taking a close look at the draft document, however we would ask all residents to take some time and have a look at the areas that you may be concerned with and comment on the NBC page. Comments close the 5th September 2021.

Click here for the council page to make comments

The paper sets out each subject and then puts a table of comparison of how each of the  current 4 LEP’s handles that matter. It then goes on to have a PROPOSED APPROACH which is what you need to review and comment on as necessary. We give additional links below to help zero in on the particular part.

Sustainability (Click the heading)

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.

Infrastructure & Collaboration (Click the heading)

Special purpose zones and alignment with the Infrastructure State Environmental Planning Policy (SEPP) and Education SEPP.

Liveability Click the heading)

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.

Productivity (Click the heading)

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.