Indigo By Moran - 156 Ocean Street Narrabeen

Objection – Indigo by Moran (156 Ocean Street, Narrabeen)

Please refer to the attached document.

I strongly object to the proposed State Significant Development for Indigo by Moran on the following grounds:

- Excessive height: The proposed 6-storey building exceeds the SEPP height limit by ~72%, dominating the landscape and obstructing views in a 2-storey residential area.
- Non-compliant setbacks: Setbacks across all boundaries fail to meet SEPP standards, resulting in overdevelopment, bulk, and privacy impacts.
- Traffic and access issues: The proposed Lagoon Street driveway will cause congestion and safety risks; access should instead be from Ocean Street.
- Tree loss: The removal of 69 of 82 trees (including 13 Category A1 heritage-value trees) and inadequate deep soil areas are inconsistent with the local tree canopy strategy.
- Lack of consultation: The proponent has undertaken no community engagement prior to submission, which is unacceptable for a project of this scale.

The proposal is inconsistent with SEPP objectives, out of scale with its context, and contrary to community and environmental interests. It should be refused or substantially amended.

The developers did not seem to consult the local residents. The height and size of the development does not suit and is not in keeping with the rest of the area.

North Narrabeen is not Dee Why, we do NOT want highrises here
This should never have been given approval in the first place

The height of this project is totally unacceptable. Especially given that this proposed development is on top of a hill and occupies virtually an entire residential block. At 6 stories, on a hill, it has a commanding view into the yards of all residences within several blocks of it. The line of sight from the top 2-3 levels is unobstructed, invasive, and totally unfair for all exisiting residents on the peninsula. We are not objecting to the construction of new apartments- but the height is obscenely negatively impactful with zero consideration for anyone else in the area. 3 stories is by far more reasonable - and will significantly contain the negative impact.

It’s also unrealistic to have 1 car space per 2 bedroom apartment and 1.3per 3 bedroom apartment with only 7 visitor spots. There is no effictive public transport alternative- so it is reasonable to expect people will need far more car spaces than the miserly ratio listed above. As the area is bordered by water in both sides, the already choked street parking within the area will be put under unrealistic pressure. It is a predominantly apartment filled area. The existing residents do not have a choice or alternative to park anywhere else. It will turn this zone into a disaster to park.

The land is also a delicate environmental ecosystem. All stormwater and road runoff goes directly in to the ocean. Hundreds of extra residences and car movements will all flow directly into the lagoon and ocean.

Again, go ahead. But the height proposed is ridiculous. It is twice as big as the environnement can handle, it’s twice as high as reasonable and the allocated car spaces are only enough to accommodate 50% of the planned apartments.

It’s a pure greed development - with no consideration for the existing residents, the environment or for the apartment owners post sale.

The size of this project is outrageous. 5-6 stories high would totally ruin the area, the height would be taller than the Norfolk pines that line the streets and beaches and would tower over the existing surrounding buildings. The parking supplied by the development is inadequate for the 149 apartments plus the 10 residential care beds. Only 7 visitor parking spots for this large development is also inadequate. That would put a large number of people parking on the streets in an already very busy area with no parking available. Narrabeen has become a botleneck with Pittwater Rd at a stand still on weekends which forces cars along Ocean st, this development would add to that congestion. I understand progress and development but this needs more parking and height limit 3-4 stories.

I object to the proposal on the following grounds:
1. The location is unsuitable for large scale development being in a coastal erosion zone on a narrow peninsula. It will threaten the fragile dune system.
2. The proposed three story car park will be below the water table risking not only this development but surrounding homes.
3. The traffic impact will be disastrous for the local community as there is only one narrow road in and out of the location to exit the peninsula.
4 Narrabeen is not a city centre and has limited amenities, not even a local doctor, so residents would be forced to use their cars or other transport for basic amenities.
5.The development is overwhelming for a narrow peninsula.
6. The development is unaffordable to most and is simply a luxurious high end development for the benefit of a privileged few to the detriment of the locals and essential workers.

I wish to formally object to the proposed six-storey over-60s residential development in Narrabeen for the following reasons:

1. Incompatible Building Height and Character
The proposed six-storey luxury complex is entirely inconsistent with Narrabeen’s established low-rise character. Its bulk and scale disregard the area’s environmental setting, existing streetscape, and community values. The development would dominate the local skyline and set an undesirable precedent for future high-density projects in an area not designed for such intensity.

2. Insufficient Resident Parking
The proposed 178 resident parking spaces are significantly inadequate. Based on the mix of apartments—46 three-bedroom, 59 two-bedroom with study, and 44 two-bedroom units—the realistic parking demand would exceed 240 spaces.
• 46 × 2 cars = 92 spaces
• 59 × (90% with 2 cars + 10% with 1 car) = approximately 112 spaces
• 44 × 2 cars (50%) = 44 spaces
This results in an estimated shortfall of around 70 spaces. Residents will inevitably use surrounding streets, where parking is already extremely limited, worsening congestion and safety issues.

3. Inadequate Parking for Aged Care Staff
Only three parking spaces are proposed for the 10-bed care facility staff. This is unrealistic, especially at shift change times when multiple staff members will be on-site. These vehicles will likely spill into residential streets, further straining the already overburdened parking supply.

4. Lack of Parking for Support and Maintenance Staff
The development fails to account for the parking needs of administrative, programming, maintenance, and trades staff who will service the complex regularly. With no allocated spaces, these vehicles will also rely on scarce street parking.

5. Reduced Aged Care Capacity
The proposal significantly reduces the site’s contribution to aged care, replacing the existing 55-bed facility and 35 assisted living units with only 10 care beds. This reduction removes vital local aged care options and increases demand for similar facilities elsewhere on the Northern Beaches.

6. Misuse of Seniors Housing Provisions
The proposal appears to exploit the over-60s housing planning provisions to gain approval for a large luxury development that would not otherwise comply with local planning controls. The State Government has designated Brookvale, Dee Why, Mona Vale, Manly Vale, and Forestville as suitable areas for higher-density housing. Narrabeen is not one of these zones and lacks the infrastructure to support this scale of development.

7. Unacceptable Precedent for Future Development
Approving this project risks setting a precedent that invites similar developments to bypass planning controls by labelling high-end apartments as “seniors living.” This would undermine local planning integrity and community expectations.

8. Lack of Genuine Community Consultation
The developer has not engaged in meaningful consultation with local residents. Community questions have been avoided, and feedback has not been transparently addressed. This lack of collaboration demonstrates disregard for local concerns and undermines community trust.

9. No Affordable or Community Housing
The development provides no affordable or accessible housing options. It caters exclusively to a luxury market, offering no benefit to local residents or key workers who are already priced out of the area.

10. Environmental and Water Table Concerns
The inclusion of a three-level underground car park raises serious concerns about impacts on the local water table, potential flooding risks, and damage to nearby properties. Given Narrabeen’s low-lying coastal environment, these issues warrant thorough investigation before any consideration of approval.

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This proposal is inappropriate in height, scale, and intensity for Narrabeen. It will worsen parking and traffic pressures, reduce aged care availability, and erode the character of the local community. The lack of affordable housing, inadequate consultation, and potential environmental impacts further highlight that this development does not serve the public interest.

I therefore respectfully request that NSW Government refuse the development application in its current form.

Submission to the NSW State Planning Authority – Objection to Proposed Development in Narrabeen
I am a local resident living at 5/81 Ocean Street, Narrabeen, and I am writing to object to the proposed development currently under consideration in Narrabeen.
My concerns are based on three key issues: traffic impact, excessive height and visual amenity, and parking and congestion.
1. Traffic Impact
Narrabeen is already under significant traffic pressure, particularly along Ocean Street, Pittwater Road and the surrounding feeder streets. Congestion is common during peak hours, school drop-off and pick-up times, and weekends. The proposed development will:
    •    Increase vehicle movements well beyond what the current road network can reasonably support
    •    Add to congestion at nearby intersections that are already operating at or near capacity
    •    Create further safety risks for pedestrians, cyclists, and schoolchildren
There is no realistic evidence that the local road infrastructure can absorb this increase without further degrading traffic flow and community safety.
2. Height and Visual Impact
At six storeys, the development is excessively tall for the Narrabeen area and inconsistent with the existing neighbourhood character. The height would:
    •    Set a damaging precedent for high-rise development in a low-scale coastal suburb
    •    Dominate the streetscape and overshadow nearby properties
    •    Visually obstruct the natural coastal aspect that defines Narrabeen’s character
The proposal fails to respect the coastal village identity of the suburb and would have a negative aesthetic impact on both residents and visitors.
3. Parking and Local Congestion
Parking is already a known issue in the area, particularly during weekends, school holidays, and periods of good beach weather. The development would:
    •    Bring more vehicles than the site can reasonably accommodate
    •    Spill additional parking into already constrained local streets
    •    Increase competition for parking for existing residents and businesses
It is unreasonable to approve a development that will worsen a well-documented parking shortage for the local community.

Request
Given the documented and foreseeable impacts on traffic, amenity, and community infrastructure, I strongly oppose the development in its current form. I request that the State Planning Authority reject this proposal or require substantial changes that address the concerns above, including:
    •    Reducing the height to align with existing local character
    •    Demonstrating a realistic and independently reviewed traffic and parking impact plan
    •    Ensuring any approved development does not worsen congestion, safety, or liveability for current residents

This is a lovely development that will provide quality accommodation for the lucky residents that get to live there providing more mature people the ability to live independantly and beautifully I think it should go ahead

This luxury 6 storey apartment complex is totally out of character for Narrabeen. This large complex is misleading as been advertised as an aged care facility.
In fact it’s for very wealthy people over 60.
The complex will destroy Narrabeen by its size and it will change Narrabeen forever. Narrabeen can’t cater for the size of this development narrow roads around the streets , not enough parking as it is for the locals.
The complex will shadow all the surrounding family homes and turn a quiet neighbourhood into a busy peninsula.
This development can not proceed with these plans.
The developers haven’t reached out to the local community. Please don’t not allow this monster to be built and destroy a quiet family community of Narrabeen

The proposed development at 156-164 Ocean Street, Narrabeen, NSW, need to address the following item:
1. Bulk, Scale & Height- The development stated in the exhibition letter will be 5-6 stories above existing ground level (EGL). On review of the proposed plans on the NSW Planning Portal Project No:3374DA:000.01-DA197.01 dated 28-07-2025 inconsistencies are evident as the elevations show 5 stories & 4 stories with roof terraces along Octavia Street, 5 stories fronting the 2 story residential dwellings along Loftus Street, 5 stories along Lagoon Street and 5 Stories along Ocean Street. Along with the stated 3 stories of basement parking the development would comprise 7-9 stories overall. The highest point of the proposal is RL 29,900HD above existing ground level (EGL) along Ocean Street being RL 9-10 AHD & Lagoon Street EGL RL 8-9. The proposals height ranges from 16-20m above Street Level & is 5700mm above the roof of the slanted perspective confuses the extent on the encroachments. highest existing unit block's roof which is proposed as additional stories. In addition, Sheet DA192.01 shows encroachments over the 12.3m height planes with the proposal aiming to "Piggyback" additional habitable & common areas with the lift overruns by adding additional stories creating an excessive development for the area.
The development proposes an additional 2-3 stories above the highest surrounding unit blocks as shown in Drawing No. DA120.00Rev. DA01. Although there are portions stepped back from the outermost exterior walls/balconies, the bulk & scale cannot be considered appropriate as it dwarfs all surrounding development creating unobstructed view lines over all dwellings & unit buildings proposing a dangerous precedent for future developments if allowed to proceed (Refer to Lighthouse Meriton complex in Dee Why for an Example) The existing development is currently 2 stories.

2. Built form- the proposed built form, although maintains a seniors housing complex, far exceeds any existing built form for the Narrabeen Peninsula area dwarfing the adjacent residential dwellings. The proposed development promotes an inconsistent pattern of development for Narrabeen.

3. Excavation-excessive excavation is proposed in the Class 4 Acis Sulphate area as excavation exceeds 2m below EGL. The basement parking od 3 levels risks adversely impacting on the existing water table & adjacent residential dwellings due to the excessive built form and sandy soil base.

4. Setbacks- As the proposal locates the prosed buildings to the boundaries there are multiple setback encroachments as shown on sheet DA 110.07. Encroachments shown to setbacks along Lagoon Street, Octavia Street & Ocean Street with both habitable area (Coner of Ocean & Octavia Streets) & balcony areas encroaching with the Lagoon Street balcony encroachments locate balconies almost to the boundary line. These setback encroachments will create an adverse vertical barrier for access to sunlight, Airflow & Reasonable amenity for surrounding dwellings.

5. Privacy and Overlooking- the excessive nature of the development reduces, or eliminates, privacy for all surrounding developments north, east, south & west of the proposal. As balconies are located close to boundaries, along with the excessive height, overlooking towards surrounding properties will be a major issue especially to the north. north-west, west & south. As the proposal provides major height differences to surrounding properties, appropriate privacy & overlooking cannot be achieved or guaranteed in its current form.

6. Parking and Vehicular Circulation-Parking on the Narrabeen Peninsula is currently lacking due to the developments proposed & constructed over the past 15-20years. There have been no upgrades to the existing roads to accommodate the additional traffic or parking needed apart from a few roundabouts. These serve no purpose in addressing parking shortages. The proposed development has excessively low parking for staff & visitors & in no way does the provision allow for the development to enable the day-to-day needs of the facility staff & residents. This proposal pushes staff & additional visitors to park on the surrounding streets that are already choaked with traffic seeking parking for the day. Often visitors to existing residential properties need to park 100s of meters away from the house or unit they are visiting. Sheet DA110.02 shows only 4 visitor spaces & an additional accessible visitor space & 3 staff parking spaces (1 being accessible) to service 149 apartments with no additional visitor & staff parking evident on other levels. As there is little existing street parking for this size of development, this proposal fall well short of integrating a development into the community appropriately & vastly erodes the surrounding residents' amenity moving forward creating a negative consequence of significance to Narrabeen.
In addition, the entire 3 levels of parking spill out onto Lagoon Street. This also includes both ambulances & delivery trucks with parking & turning bays at the bottom of the access ramp. This size of development should have access to onto Ocean Street being the primary road & Main arterial road for the peninsula which is so important for seniors housing. In addition the B85 turning circles are incorrect with the swept paths on the corners too tight with little room to maneuver, keeping in mind that this is a seniors development, appropriate access & circulation would require an acceptable outcome to be considered.

Conclusion.
The size of this proposal indicates a lack of community consultation or recognising the surrounding existing pattern of development. A development of this magnitude proposes a dangerous benchmark in excessive development for the Narrabeen area. With Dee Why Town Centre & Manly being clear examples of over development with no regard for the surrounding area. Allowing Narrabeen to go down that path should never be on the table & this development is an indicator of what developers aim to do in the area. It should be noted that Narrabeen does not fall within the Low & mid-Ries Planning area on the NSW Planning portal, as Narrabeen is not an LMR Station or Centre. Mona Vale, Dee Why Town Centre, Warringah Mall, Balgowlah & Manly are so avoiding developments of this size should be of high importance. This development, in its current form, goes against acceptable planning principals along with community expectations and as a result should be rejected.

The proposed development is significantly too large for the proposed location.
There is not enough parking for current buildings on Ocean street let alone an incremental 149 potential cars. The proposed new build not not consider enough visitor parking and planning to include enough parking for the new proposed dwelling.

Ocean street has significant traffic flow issues due to the already significant housing and number of residents of the current buildings. Adding this development will see grid lock along ocean street from the increased traffic and new residents.

The design lacks greenery/open space and creates an eye sore among Ocean Street. The plans look like a concrete jungle, which does not comply or aim to complement the Northern Beaches current guidance on facades and exterior design for new housing planning.


The Northern Beaches have over 5 current retirements homes within 4km and the majority of these current facilities are no where near capacity. Therefore the current proposal to nsw planning that this is a “required” building for the community is false. There are already many facilities which are not full or near capacity for over 55 residents.

Over development will cause infrastructure, parking, environmental and safety issues. This is not in keeping with what this peninsular can cope with.

Narrabeen is a small land locked community, with very little space, to accommodate such a large development. A retirement home housing this many people will be a detriment to the thriving, active community that is Narrabeen. The scale of the proposed development is obsurd. Way too large for the size of the area.

Whilst I understand the need to provide for housing on the Northern Beaches, large developments such as this one have been slated for larger centres such as Brookvale, Mona Vale and Dee Why, not smaller communities like Narrabeen. I would support a 3 storey development however 6 storeys is completely out of character for the area and would severely impact the already congested surrounding streets, both in traffic and parking. It feels like the developer is trying to get around loopholes for over 60s development to get around the height restrictions on this area. That is just plain greedy and shame on anyone that supports this.

The government has a responsibility to both build sustainable housing AND preserve the quality of life and character of our northern beaches. Approving this development would send a clear message that in fact the government is more concerned with putting money in the pockets of developers than creating livable communities within the existing infrastructure. Because last time I checked the NSW government privatised our bus system (which is a disaster), pulled funding from the Mona Vale road upgrade, refused to invest in improving Wakehurst Parkway (the only direct access to the only hospital on the northern beaches for these older people in this development!!) and cancelled the tunnel project. And yet they want to cram more and more people into an already overwhelmed and crowded infrastructure.

Development is needed, but keep it within the aesthetic and practical limitations of the area. Do not approve this development in its current form unless it is reduced to 3 storeys, and save the Narrabeen lifestyle and community.

The proposal is a significant departure from current zoning and a major burden on limited infrastructure in the area.

The local area is surrounded by 2 and only occasional 3 story buildings so the proposal is a blight on the area.

The government has a commitment to providing affordable housing , this development is contrary to this objective as it eliminates existing accomodation for aged care and or homeless woman and the product is catering to wealthy residents with market value of in excess of $3m per unit.

There is no on street parking available so the development should accomodate two vehicle spaces per unit and appropriate visitor parking .

Lagoon St is a narrow street and the overdevelopment will buy more pressure on emergency exits from the area as the development is in close proximity to flooding. This is a major safety concern and a reason why developement needs to be limited.

The development will also overshadow the neighbours and potentially the beach which is also not acceptable.

A development of this magnitude is not in keeping with the rest of Narrabeen. This is not a Major Town Centre as listed by Northern Beaches Council and height restrictions should still apply. There are very few high rise developments higher than two/ three storeys above street level. The few high rise such as Marqueses and Flight Deck in the area were built many many years ago and these brought about a height restriction for the area. If this property is approved I hate to think what could happen in the future. This proposed development will also impact on surrounding properties, with loss of sun and privacy, but this has obviously not been taken into consideration. This is a money-grabbing exercise although I do not know how much Moran paid for the property. It was reported not long ago after the Minns Government brought in high rise developments near transport hubs, that Narrabeen would not have high rise because it was a flood plain. If this building was to be approved it will set a precedent and that would open the flood gates to more and more high rise. There is not enough parking areas, the road systems are already clogged with the Wakehurst Parkway flooding every time we have heavy rain and the Mona Vale Road project has been put on hold by the State Government for another few years. The B1 cannot cope now with the people from the area. There is no public parking around this project for any visitors to come.

I and my family have lived in Albemarle street 28 years. I am not opposing the development targets at over 60’s market. What I am opposing is the design which to the layman would be considered as over-development. Six-story hight is visually intrusive and completely out of character as far as scale goes for what is considered unique to locals. It is clearly a product of trying to maximise profits without consideration to the status quo of what exists. Having estimated 300 plus vehicles spilling out of a 3 story underground car park onto either Lagoon or Ocean st is just disrespectful.
Re-design development to 3-4 stories, in keeping with what is already maximum in the area, with less vehicles, less density would be more acceptable. I would be happy with that.
Kind regards

I oppose this development because of the following reasons:

- no local benefit: private luxury retirement development offers no affordable housing or community benefit

- overdevelopment: six-storey apartment with 149 apartment complex is not seen anywhere else along lagoon street. The only examples I can think of in Narrabeen - Collaroy are two developments which have caused serious coastal issues and are major eye-sores (eg. Flight Deck)

- visual intrusion and overshadowing: this will block ocean views and overshadow neighbouring properties

- traffic and safety hazards: 300+ vehicles entering lagoon and ocean st will worsen congestion and reduce safety

- flood and coastal risk: located in a flood and erosion zone - unstable for dense development

- tree removal: removal of mature trees destroying habitat, coastal screening and local amenity

- environmental impact: threatens the fragile coastal dune system and bird habitats

- no local consultation or consideration by developers

The development is too large for the area and does not take into consideration existing strain on traffic & parking that would be further impacted by another 250+ cars as well as boats and caravans likely to come with this demographic & style of living.