Northern Beaches Council

The positive and the challenges

The positives:

• Allows more diverse housing types in appropriate areas (e.g., townhouses, dual occupancies).
• Streamlined approvals for compliant development via CDC pathways.
• New state reforms increase yield potential near town centres and transit.
• Strong emphasis on design quality and environmental sustainability.
• More explicit guidance through pre-lodgement services and detailed DCPs.

The challenges:

• Overlapping LEPs/DCPs until a unified plan is adopted.
• Bushfire and coastal constraints limit development in some areas.
• Community objections can delay or complicate proposals.
• Height and density restrictions in low-density zones may conflict with market demand.
• Mandatory affordable housing contributions may affect project feasibility for larger developments.

Playoust Churcher Architects has worked with the Northern Beaches Council for over 30 years. We understand the nuances of working with overlapping LEP/DCP requirements. We have the know-how to negotiate the challenges and take advantage of the positives for dual occupancy and multi-residential developments.

Our architectural perspective

Aligning the design vision with Willoughby Council’s residential planning expectations is paramount to successful development. The goal is to move beyond generic housing and instead focus on creating homes that reflect the area’s character and provide lasting value for residents. This requires a thoughtful approach to architecture, materials, and landscaping, ensuring that each dwelling contributes positively to the streetscape.

• Our designs respect LEP and DCP height limits and integrate roof forms that echo the rhythms of surrounding streetscapes and ridgelines.
• We embrace sloping sites through articulated split-level designs, stepped floorplates, and minimal excavation.
• Intelligent orientation, light wells, and strategic glazing protect solar access, enhance natural cross-ventilation, and honour view corridors for neighbours.
• Permeable surfaces, native planting palettes, and on-site stormwater solutions support the Council’s ecological goals.
• Our palette leans into textural, natural materials—timber, stone, and muted coastal tones to complement the surrounding bushland and beachscape.

We see planning controls not as limitations but as frameworks to deliver innovative, compliant, and community-conscious design outcomes.