NSW Housing Reforms – New Laws & What They Mean for Dual Occupancy Builds on The Northern Beaches

Posted by Paul Ackling

28th Aug 2025

Breaking down the new zoning, height limits, and approvals process for Northern Beaches residents

With the NSW Government introducing new laws around low- and mid-rise housing reforms, many Northern Beaches residents are asking: what exactly are these changes, and how will they affect local properties?

For homeowners considering adding a second dwelling or exploring dual occupancies, these reforms open the door to new possibilities. As dual occupancy home builders on the Northern Beaches, Peninsula Homes is here to help residents understand what’s changing, and how to make the most of the new opportunities under the NSW Housing Reforms.

Timeline of NSW Housing Reforms

Stage 1

Effective 1st July 2024, allows dual occupancies and semi-detached dwellings in all R2 low-density residential zones statewide, subject to conditions such as minimum size lot, heritage, bushfire and coastal exclusions.

Stage 2

Effective 28th February 2025, introduced medium-rise housing controls within 800m of designated town centres, which includes nine on the Northern Beaches.

NSW housing reforms infographic on reform stages and areas

Areas Affected on the Northern Beaches

The reforms apply to all residential-zoned land within 800m walking distance of the following town/shopping centres:

Balgowlah Stockland Shopping Centre
Dee Why Town Centre
Forestville Town Centre
Forestway Shopping Centre
Frenchs Forest Precinct (Warringah Rd)
Manly Town Centre
Manly Vale Town Centre
Mona Vale Town Centre
Warringah Mall Shopping Centre

Proposed inclusions originally included Warriewood, Narrabeen, Newport and Belrose, but these were later excluded following submissions from Northern Beaches Council.

New Development Rules and Regulations

Building Height

R3 Medium Density Zone (within 400m from each noted town centre/precinct)

residential flat buildings permitted up to 22m in height and 6 storeys
shop-top apartments permitted up to 24m in height and 6 storeys

R3 Medium Density Zone (that fall within 400-800m of each noted town centre/precinct)

apartments permitted up to 17.5m and 4 storeys

Increase to Multi-Dwelling Housing

R1 general residential and R2 low density residential (that fall within 800m of each noted town centre/precinct)

townhouses, terraces and manor houses up to 9.5m in height and 2-3 storeys
Residential flat buildings up to 9.5m in height and 2-3 storeys on minimum lot sites of 500sqm

Introducing the NSW Housing Pattern Book – A New Option for Faster Approvals

Alongside the recent low- and mid-rise housing reforms, the NSW Government has released something completely new, the NSW Housing Pattern Book.

This is a collection of architect-designed home plans, created in collaboration with the Government Architect NSW, that are ready for use straight away. The goal is to make it faster and easier for property owners to build quality homes that suit the new zoning and housing types now allowed under the reforms, including terraces, townhouses, manor houses, and dual occupancies.

At Peninsula Homes, we can work directly with these Pattern Book designs, helping you adapt them to your site and guiding you through the approvals and build process. This means you can enjoy the speed and affordability of a government-approved design while still benefiting from our local expertise and personalised service.

Key things to know about the Pattern Book:

Affordable designs
Government-approved quality – All designs meet high standards for function, sustainability, and visual appeal.
Zoning-ready layouts – Each plan is tailored to housing types now permitted under the new low- and mid-rise rules.
Local relevance – Ideal for eligible properties on the Northern Beaches within 800 m of designated town centres.

Understanding What This Means for You

To understand the development rules affecting your property, suburb or the greater Northern beaches, search your property on the following interactive maps:

Low and Mid_rise Housing Policy Indicative Map

NSW Planning Portal Spatial Viewer

Council Controls

Northern Beaches Council continues to remain the consent authority, meaning residents still need to lodge DA’s with council. However, under these new non-discretionary controls, if the development is compliant, Northern Beaches Council will be unable to refuse the application.

So what now?

The recent NSW planning reforms make it significantly easier to gain approval for a second dwelling on your block. Whether you want to:

Create a home for extended family
Generate a steady rental income
Increase the overall value of your property

…a dual occupancy or semi-detached dwelling may be a smart, future-focused move, depending on your situation.

We believe higher density living doesn’t have to mean sacrificing style, space, or privacy. Our team will take the time to understand your goals, your block, and your vision, then create a tailored solution that feels like a natural extension of your community, not a disruption to it.

Contact Peninsula Homes today to book a no-obligation consultation.