Developers have been targeting the residential area bounded by Wentworth Street, South Steyne, Ashburner Street and East Esplanade, assembling multiple sites for apartment redevelopment. The pattern emerging across recent proposals suggests that proximity to Manly Wharf and the planning uplift available under the Housing SEPP are reshaping this precinct.

Planning Controls and Incentives

This area is classified as a Low Mid-Rise Housing Inner Area under Chapter 6 of the State Environmental Planning Policy (Housing) 2021. In inner areas, the policy applies within 400 metres walking distance of a nominated town centre or station, and the broader low and mid-rise housing framework applies within 800 metres walking distance. The applicable nondiscretionary standards for this inner area include a maximum building height of 22 metres and a maximum floor space ratio of 2.2:1.

Recent development applications indicate that proponents are also relying on affordable housing provisions to seek additional height above the base low and mid-rise controls. Under the Housing SEPP, in-fill affordable housing can attract bonus building height where the affordable housing requirements are met, including a requirement that the affordable housing be retained for at least 15 years.

Affordable Housing Context

n this context, affordable housing is available as rent-controlled housing for 15-year period. Affordable rental housing is commonly offered at about 20% to 30% below market rent, and eligibility typically requires applicants to be aged 18 or over, living in New South Wales, and to be an Australian citizen or permanent resident, Applicants are also subject to income thresholds and other criteria.

Current Development Proposals in Manly

Two older-style unit blocks at 10 & 12 Victoria Parade were recently sold in one line. The current proposal, described as residential development with in-fill affordable housing, would replace 34 rented units in a 3-storey building with a 9-storey building containing 23 dwellings, including 5 affordable housing units. This represents a net loss of 11 dwellings.

The proposal relies on the interaction between local and state planning controls. While the Manly LEP 2013 maximum permissible height is 11 metres, the Low Mid-Rise Housing provisions allow 22 metres, and the affordable housing bonus is being used to seek an additional 30% height uplift, taking the maximum proposed height to 28.6 metres. The application is being assessed by the NSW Government as State Significant Development proposal SSD120606989 because the estimated development cost exceeds $70 million.

On the upside, this area will see an increase in car parking capacity with approximately 171 new resident basement car parking spaces.

17, 19, 21 and 23 Ashburner Street

This site currently comprises three houses and one block of 20 units. DA 2026/0523 proposes replacing those buildings with an approximately 26-metre-high, 8-storey apartment block containing 37 apartments, including 9 affordable housing units. That would produce a net increase of 13 dwellings. Although the estimated development cost is said to be just over $70 million, the application is noted as being determined by Northern Beaches Council.

18–20 Victoria Parade An adjacent proposal at 18–20 Victoria Parade would replace a 4storey, 9-unit block with a 6-storey development about 23.5 metres high containing 11 apartments. This would result in an increase of 2 apartments and does not include any affordable housing units.

22 Victoria Parade

At 22 Victoria Parade, the former Manly Lodge site has been the subject of two refused hotel proposals. An initial development application for a 5-storey hotel was refused, and a resubmitted application for a 4-storey hotel with 49 rooms, a café and a restaurant on the ground floor was also refused. The site is now awaiting further direction from the owners.

24A, 26, 26A and 28 Darley Road

On the corner of Darley Road and Victoria Parade, a shop-top housing development is expected to commence soon, with the exception of the corner building containing the Patagonia shop. The proposal includes redevelopment works and the construction of a second storey accommodating two apartments.

9–11 Victoria Parade

Further towards the harbour, a 6-storey mixed-use building is already under construction at 9–11 Victoria Parade. It will contain 12 apartments, together with commercial and retail uses at ground level and basement parking.

27 East Esplanade

At 27 East Esplanade, the proponents associated with the 10–12 Victoria Parade proposal are seeking to demolish an existing 3storey, 12-unit building and replace it with an 8-storey apartment building containing 8 apartments, including 2 affordable housing units. This would amount to a net loss of 4 dwellings. The estimated development cost for this proposal is reported as $11 million

NSW Housing Targets The State Governments’ Housing target for the Northern Beaches is 5,900 new dwellings. This is based on current approvals and the expected delivery of homes which can occur in the next 5 years based on the NSW Government’s planning reforms.