What the Brookvale Structure Plan Means for Property Owners, Buyers and Landlords

The Brookvale Structure Plan is Northern Beaches Council's plan for more homes and jobs in the Brookvale precinct. On 12 August 2026 councillors voted to raise the housing target from 1,350 to about 2,900 homes, with taller buildings around Warringah Mall. Nothing has been rezoned yet: the plan is moving through a formal Planning Proposal, with public exhibition expected in early 2027. If you own, rent out or are thinking of buying in Brookvale or a neighbouring suburb, now is the time to understand what is proposed and how to have your say.

What Council Voted For

The Planning Proposal builds on the Structure Plan Council adopted in 2023. According to coverage of the 12 August meeting in the Manly Observer, the main changes are:

• A higher housing target. About 2,900 homes across the precinct, up from 1,350, with the Warringah Mall site's share rising from 390 to 850.
• Higher density controls. Taller buildings and higher floor space ratios, which vary by location within the precinct.
• Employment land kept. Existing industrial land is retained, with additional employment floor space proposed.
• Affordable housing contributions kept at 5 and 10 per cent. Council staff had recommended lowering them. Councillors voted to keep 5 per cent across the precinct and 10 per cent on the Warringah Mall site.

Height figures have been reported differently in different places, so we have not quoted one here. The exhibited documents will set out the proposed controls for each site, and they are the figures to rely on.

Where the Plan Sits in the Process

Council has sent the Planning Proposal to the NSW Department of Planning, Housing and Infrastructure for what is called a Gateway Determination. If the Department allows it to proceed, it goes on public exhibition, which Council expects in early 2027. Submissions are then considered, Council reports back, and the Minister for Planning makes the final decision on changing the local planning rules.

Until that happens, the current zoning and controls still apply. Separately, any State Significant Development application for Warringah Mall itself is assessed by the Minister rather than by Council.

The Plan Is Already Shaping Decisions

On 16 September 2026 the Northern Beaches Local Planning Panel refused a $10.4 million development application for alterations and additions to shop-top housing at 638 Pittwater Road, Brookvale. The Panel noted it was not legally required to consider the Structure Plan, but found the proposal conflicted with it on affordable housing contributions, street frontage and design, and was concerned that approving it could set a precedent that undermined the plan.

For anyone preparing a development application in the precinct, the practical lesson is to read the Structure Plan now rather than waiting for the rezoning.

What It Can Mean for Owners and Landlords

Rezoning changes what can be built on a piece of land, and what can be built is one of the things that shapes what land is worth. The effect is not automatic and not always upward. It depends on the size, frontage and location of each site, and on the obligations that come with new controls, including affordable housing contributions and Council's proposed increase in development contributions.

Owners of commercial and industrial property should understand exactly how their site is zoned today and what is proposed. Zoning decides which uses are permitted, which in turn decides who can lease the space. The proposal also identifies land Council intends to acquire for new local streets and laneways, so it is worth checking whether your property is affected.

Owners in Dee Why, Manly Vale, North Manly and Allambie Heights are not inside the precinct but may notice changes to traffic, transport and local services. Council's transport planning for Brookvale includes local road upgrades and walking and cycling projects. Residents of neighbouring suburbs can make submissions too.

What Buyers Should Check

• The planning certificate. The section 10.7 certificate attached to the contract shows the current zoning and the main controls that apply.
• The Planning Proposal documents. Once exhibited, these show what is proposed for the street you are looking at and its surrounds.
• Nearby development applications. Council's online application search lists applications as they are lodged.
• Advice from your conveyancer or solicitor on anything in the documents that affects the property you are buying.

How to Make a Submission

When the proposal goes on exhibition, the documents and a submission form will be available through Council's Have Your Say website. Anyone can make a submission, whether they support the proposal, oppose it or want a specific change. Submissions are most useful when they are specific: identify your property or street, say which part of the proposal you are commenting on, and explain the effect as you see it.

How The North Agency Can Help

Our sales, leasing and commercial teams work across Brookvale and the neighbouring suburbs every week. If you would like to understand what your property is worth under today's controls, or talk through how the plan might affect a commercial holding or an investment, we are happy to have that conversation. For planning or legal questions about a specific site, we will point you to the right professional.

Frequently Asked Questions

What is the Brookvale Structure Plan?

It is Northern Beaches Council's long-term plan for housing, jobs and infrastructure in the Brookvale precinct. On 12 August 2026 councillors voted to raise the housing target from 1,350 to about 2,900 homes, and the plan is now progressing through a formal Planning Proposal.

Has Brookvale been rezoned?

Not yet. The Planning Proposal has been sent to the NSW Department of Planning, Housing and Infrastructure for a Gateway Determination. Public exhibition is expected in early 2027, and the current zoning applies until any change is finalised.

When can I comment on the Brookvale Planning Proposal?

During public exhibition, which Council expects in early 2027. The documents and submission form will be available through Council's Have Your Say website. Residents of neighbouring suburbs can make a submission as well as Brookvale owners.

Will the Brookvale Structure Plan increase my property's value?

No one can say that for a particular property. Rezoning can change what may be built on a site, which can affect its value, but the outcome depends on the site's size, frontage and location and on the contributions and other obligations attached to the new controls.

Why was the 638 Pittwater Road application refused?

The Northern Beaches Local Planning Panel refused it on 16 September 2026, finding the proposal conflicted with the Structure Plan on affordable housing contributions, street frontage and design. The Panel was concerned that approving it could set a precedent that undermined the plan.

What should I check before buying in Brookvale?

Read the section 10.7 planning certificate in the contract, review the Planning Proposal documents once they are exhibited, check Council's online application search for nearby development applications, and ask your conveyancer or solicitor about anything that affects the property.