Central Coast Council Pushes New Planning Changes to Shape Density and Design

Central Coast Council has formally endorsed a suite of planning amendments this week aimed at reshaping building density and residential design across several high-profile precincts, including major parts of Gosford, Terrigal and The Entrance. The council will exhibit proposed changes to building heights, minimum lot sizes and streetscape requirements, with the stated goal of balancing growing population pressures against resident concerns about neighbourhood character.

The move lands as the region grapples with intensifying demand sparked by new fast rail connections and an undersupply of affordable homes. Advocates have been pushing for clarity since last year, when off-the-plan sales in key suburbs like Avoca Beach routinely topped $2 million, and rental demand soared, especially within walking distance of North Avoca’s Esplanade cafes and Terrigal’s surf club precinct. Council says the new planning rules are a direct response both to NSW government targets and to feedback from recent public forums at the Gosford Arts Centre.

Spotlight on Terrigal and Gosford

The shake-up centres on several high-activity zones. In Terrigal, development controls covering Church Street and Ocean View Drive will be recalibrated to allow four-storey apartment projects, up from the current three-storey limit, provided they meet new green space and facade guidelines. Meanwhile, Gosford CBD’s core will see mandatory mixed-use ground floors introduced along Mann Street, and a pilot precinct encouraging car-free micro-apartments within 400 metres of Gosford railway station. Council’s planning chair cited recent applications on Central Coast Highway in Erina as examples of the development pressure feeding into the broader strategy. At The Entrance, the long-mooted revitalisation of Tuggerah Parade will now proceed with reduced off-street parking requirements in exchange for contributions to new cycle paths.

Council’s support signals a break with the ad-hoc approach that has frustrated residents and smaller developers alike. Patonga and Booker Bay are expected to remain largely untouched, with strict flood and bushfire overlays maintained.

What the Numbers Say

Data compiled by CoreLogic last month shows median prices in Terrigal rose 7.2% year-on-year, sitting at $1,486,000, while units in Gosford are now trading at $617,000—double their value from a decade earlier. Across the Local Government Area, a June report prepared for council projected population growth exceeding 31% by 2036, necessitating up to 24,000 new dwellings. The council’s own briefing notes highlight that current zoning can only enable delivery of around 15,000 homes at existing densities, underlining the rationale for upzoning targeted precincts.

Feedback from the February community consultation, which drew more than 1,300 written submissions, reveals persistent anxiety about parking, tree canopies and the appearance of high-density proposals, particularly around Avoca Drive and Woy Woy Road. The proposed planning controls specifically introduce mandatory tree retention along major thoroughfares and require larger communal open spaces for all new developments over 30 units.

Next Steps for Residents and Developers

The draft Local Housing Strategy and the suite of related planning controls will be on public exhibition for 42 days from July 10, with drop-in information sessions planned at Erina Library, Umina Beach Surf Club and the Narara Community Centre throughout August. Council expects to finalise the changes by December, following a second round of community feedback. Developers seeking to lodge new applications on sites covered by the proposed rules have been advised to confirm transitional arrangements—applications submitted after August 30 may be subject to the revised controls, especially those relating to building heights and minimum landscaping provision.

For residents, the changes present both opportunity and challenge. While additional supply may temper price growth along hot corridors like the Terrigal Bowl, there’s sure to be renewed debate over what kind of Central Coast streetscapes locals want to see over the coming decade. Council has promised a review of submissions before final adoption. In the meantime, anyone considering renovations or knock-down rebuilds is urged to consult council’s updated design guide—available online and at the Wyong Civic Centre—from this week.