Indigo By Moran - 156 Ocean Street Narrabeen

I feel this project can only add to the community of Narrabeen. It will be an attractive addition to the suburb. As a result of this project it will provide much needed homes/units to be available to the market as people move to an alternative type of accommodation.

After seeing the Cronulla project by the Moran Group & seeing not only how seamlessly it blends into the existing landscape and area but, also the quality of the building & facilities, I would wholeheartedly support this for my Northern beaches friends & family.

To Who It May Concern,

I have only just become aware of the above application to NSW Planning.

As a resident of the Northern Beaches I am concerned that such an application has even been allowed to be lodged.

Here follows a list of objections which I implore you to seriously consider.

APPLYING AS AN SSD IS RIDICULOUS

I have referred to the definition and I am struggling to see how any of it applies.

1. ECONOMIC REASONS


The only economic benefit will be to the Moran Group in sales of the 149 units which are currently priced from $ 3-4 million. It is not a local group so none of the money will be spent on the Northern Beaches. Having more people in one spot does not necessarily mean they will spend more. If anything, having at least 149 more elderly people in the area will be a strain on the local ambulance service at Narrabeen, on the health services at doctors' surgeries, which are already struggling to hire and retain doctors and on the one and only hospital we have between Palm Beach and Manly, Northern Beaches Hospital, which has its own issues.

Our infrastructure can only accommodate so many people, especially if the new people are not paying taxes and are paying lower rates because they are retirees.
Where will the extra money come from? Are you planning to raise our rates AGAIN? There comes a point when you cannot squeeze blood out of a stone. Many older people I know are still working because they cannot afford to retire so please don't assume that we are all rolling in money in this area, All we want to do is to be able to keep a roof over our head and live out our final years in peace.
Only a select clientele will be able to afford these units, none of them being families or young people looking for a roof over their heads. Most of the recent sales of these overpriced units in the local area have been retirees from the Eastern Suburbs. Young families and professionals are being pushed out of this area which is fast becoming the retirement centre of Sydney.

This new build is in no way seniors housing. Putting a 10 bed residential area in it does not make it qualify.

What makes is seniors housing?
None of the seniors I know, including me, could afford to buy one of these units.
Moran claims they have been approached by locals to buy already.
How did they know about them in the first place? Moran must have begun advertising them long before they put in the plans. I am a local and I have only just heard about them.

2. THE ENVIRONMENTAL BENEFIT?

What IS the environmental benefit ? I can only see more environmental damage.
Narrabeen Beach is one of the most environmentally fragile beaches on the Eastern seaboard. Every time there is a storm or heavy rain the sand is washed away and the shore has to be protected by the council. How can having 149 new units and parking for nearly 200 extra cars on a very narrow and busy street be environmentally beneficial?

3. SOCIAL REASONS

There is absolutely NO social necessity for this development. Is it for over 55s? Is it just for sale on the open market? What?
And please don't tell me this area needs more aged housing. There are 32 senior housing places on the Northern Beaches already. The RSL Anzac Village at Narrabeen alone caters for around 700 people. This new development will not take care of local retirees, if that is the plan, because it is not local retirees who are buying. I live on the Northern Beaches and I could not afford one of these new units even if I sold everything I own.
All the new developments going up as a result of the new Mid-rise reforms are selling for a minimum of $3 million . How is this helping the area grow and flourish? Every new development is more out of reach of the average person. Professionals are leaving this area in droves because they cannot afford to live here, so instead of supporting affordable or even reasonable housing, you will be catering for people who no longer work and are ,perhaps, unaware, that they are contributing to the mass exodus taking place. How will you explain it to them when they cannot find a doctor to take them on as patients, or why they have to wait an hour for an ambulance.

Also, the present housing at Ocean St. provides much needed transitional, affordable housing for women in crisis, women experiencing financial insecurity or a crisis event. Where will these women go? Will they be offered accommodation in the new units? I highly doubt it.
By allowing this new development you will be removing a much needed social service for local women and replacing it with high-end housing which only the elite can afford. How is this helping socially? It isn't.
The government has made much of the need to support these women and their families yet is ready to remove a life-saving service for many, to please a few, especially the developers.

I have gone through every basis on which this development is relying for approval. I cannot see how any benefits could possibly outweigh the advantages.

Please take our objections seriously. We are not all rich people born with a silver spoon in our mouths. I grew up in Smithfield and worked 2 jobs for years to live here. That was my choice. People are paying just as much for houses in Lidcombe, as they are here now, so please, no rich NIMB profiling. Others simply choose to live on a train line and nearer the city. Their choice.

Again, please, please listen to our objections.

Regards

Therese Keane

There is insufficient housing for seniors in the area and this project looks amazing. It will provide much needed relief and support in our community.

1. Overdevelopment and Non-Compliance
o The proposal exceeds the intended scale of the R2 Low Density Residential Zone under the Northern Beaches LEP 2011.
o The building height (21.5 m) and bulk disregard Clause 4.3 Height of Buildings and the Housing SEPP 2021 design principles.
2. Environmental and Coastal Risk
o The site is mapped within Coastal Environment and Coastal Vulnerability Areas under the Coastal SEPP 2018.
o Excavating more than 11 m into the water table risks flooding, saline intrusion, and structural instability.
3. Poor Design and Minimal Sustainability
o The BASIX scores barely meet minimum standards with little evidence of passive solar design or energy efficiency.
o This fails to meet the intent of Clause 3.6 of the Housing SEPP and Section B5 of the Northern Beaches DCP.
4. Lack of Transparency and Community Input
o There was no genuine community consultation before lodgement, and the exhibition period of just two weeks is unreasonable given the project’s scale and complexity.
5. Governance and Precedent
o The absence of an Independent Design Review Panel undermines confidence in the assessment process.
o Approval would set a dangerous precedent for further large-scale developments along the Narrabeen peninsula.

I oppose the Indigo by Moran development as it is a massive overdevelopment for the site at 156 Ocean Street, Narrabeen. The massive height will overshadow properties and will create loss of existing views. The depth of the development into the local water table will not help the area which is prone to flooding. The removal of mature trees in unacceptable due to loss of habitat. We recently relocated to North Curl Curl after residing in Narrabeen where we had a resident bilby in the garden and we are in the coming months relocating back to Narrabeen. Please scale the development back to an acceptable height for the area and in the process move the building from the perimeter of the street to the middle of the site to prevent overshadowing for neighbouring properties and the street scape.

I support the proposed retirement village development in Narrabeen as lodged, as I would love to have the option of my parents living there. The location is ideal, close to the community they know, with access to shops, medical facilities, and the natural beauty of the area. I especially appreciate that the plans retain many of the existing trees and natural features, helping preserve the character and greenery that make Narrabeen so special.

As long time resident of Narrabeen I wish to formally object to the proposed Indigi by Moran Seniors Housing Development at 156 - 164 Ocean Street, Narrabeen.

I wish to object to the above project.
As a local resident I'm concerned that the proposed development exceeds the local planning which will be out of character with the surrounding buildings. This isn't my only objection. The government has made a commitment to providing affordable housing. However, this proposal removes existing affordable housing and replaces it with expensive new stock. Narrabeen is a small village with limited street parking and doesn't have the infrastructure to support this overdevelopment in an area that floods. This large proposed block will have a massive impact on the vehicular access via Lagoon Street which also has limited on-street parking. The development will need to accommodate all resident and visitor parking. The existing traffic in the area is already burdened by excessive developments in Dee Why. This over developed building will add to the problem.
I believe there are sufficient grounds to reject this application.

As someone involved in the seniors accommodation and retirement living sector, I have seen firsthand the positive impact that retirement villages have on older Australians and the broader community. These developments provide safe, supportive environments that promote independence, wellbeing, and social connection for seniors.
There is a clear and growing need for more aged care and retirement living options on the Northern Beaches. The area’s ageing population is placing increasing pressure on existing services, and this project offers a well-considered solution. Indigo By Moran will not only deliver much-needed aged care suites and retirement housing, but also help ease housing pressures more broadly—each new resident who downsizes frees up a family home for younger families, contributing to a healthier housing ecosystem.
I strongly support this development and believe it will bring lasting benefits to the community.

I object to the project for the following reasons:
1. Height of project - six floors - this is not in keeping with the street scape and overall traditional context of Narrabeen. It fails to respect the scale, infrastructure capacity, and community identity that define the area.
2. Number of assisted living units - we are in a aged care crisis with baby boomers entering this space - in fact it now has a name of the "silver tsunami". There were 55 aged care beds and 35 assisted living units on this site. This current proposal has 10 residential care facility spaces.
3. Visitor parking. I live in a complex on 14 units and we have 2 visitors car spaces which is just adequate. This proposal has 7 visitor car spaces for 178 residential units. These numbers do not add up. There is already no parking on Lagoon Street.
4. 192 residential car spaces for 149 units is also not sufficient. In our block of 14 one and two bedroom units, over half are over 60 years of age and in total we have 19 cars, 2 bikes and one boat between us. 192 car spaces is insufficient and will cause parking issues for the surrounding streets.
5. Absence of Affordable Housing - The proposal does not include any affordable housing options, despite the growing need for accessible housing within the Northern Beaches community.

Bridge Housing supports increasing housing density across the Northern Beaches to help meet chronic housing demand.

900 households and individuals from the Northern Beaches are currently listed on the NSW Social Housing Register. Bridge Housing provides housing services to vulnerable families and individuals in the area, helping to deliver secure and affordable homes alongside rapid homelessness interventions and strong community partnerships.

While our core business is managing and increasing social and affordable housing, we recognize the broader benefit that diverse housing types bring to a community.

Thoughtfully planned higher-density developments are necessary to ensure that all members of our community – whether they are seniors, escaping DFV or at risk of homelessness - have access to stable and secure homes.

Moran has demonstrated their values as positive corporate citizens by making 156 Ocean Road Narrabeen available to us for ‘meanwhile use’ during 2024 and 2025. This interim accommodation has helped us to bridge the gap while we secure longer-term solutions for vulnerable local families and young people.

Medium and higher density housing located near community, amenities and infrastructure are key to solving the housing crisis.

I absolutely object to the development of Indigo by Moan. This proposed development is not only completely out of character for the surrounding area but will result in the blockage of our streets, increased congestion, lack of sun and privacy to all around and will look like a giant eyesore in what is a beautiful suburb.
Narrabeen is a suburd of great beauty. The lake on one side, the beach on the other. Bushland surrounding it with nature all around.
It is an area that is mostly houses and units only reaching 3 levels. Indigo by Moran is proposing 6 levels. That is a huge difference particularly placed in a resedentil quiet area. All surrounding homes will be blocked from the sun and their privacy.
The greatest concern though is the parking. If you were to come and visit the area. you would appreciate how narrow the local streets are and how few car spaces there already are. Add a summers day and parking is already impossible. Yes, Moran have said they are providing car spaces but, no where near enough. I think they are assuming older people don't drive. I do know though, my husband is in his 60's as are most of his friends. All are still happily driving. Even my parents in their 80's are still driving. Some of these units are going to be 3 bedrooms and even more 2. this means there could be 2 or more people with cars per unit. Way above what is going to be provided. Where are all these cars supposed to go? Then add tradies, gardeners, visitors, health care workers, cleaners??????
Please, think clearly. This development does not make sense for the scale they are proposing in this area.

I write to formally object to the approval of the above proposal on the grounds of unacceptable geotechnical risk posed by the proposed three level basement excavation combined with six above ground storeys. The site sits on an elevated, narrow peninsula of sandy marine soils with no natural retaining landform; combined with the limited geotechnical assessment provided, the proposal presents an unacceptable risk to neighbouring properties. The surrounding marine ecosystem is fragile and at real risk of contamination and degradation from excavation, dewatering and construction related disturbance. I call for an independent geotechnical review that assesses impacts beyond the site boundary, including potential effects on adjacent land, buried services and nearby coastal waters.

Summary of primary concerns
• Limited investigation depth: The geotechnical investigation’s maximum termination depth is 16.78 mbgl, so conditions below 16.78 m are not characterised. This leaves the presence (or absence) of competent bearing strata, the full groundwater regime and potential long term settlement unresolved.
• Sandy, permeable soils with limited analysis: The site is underlain by sandy, permeable soils. The report does not present robust dewatering drawdown modelling, lateral displacement analyses, or mapped settlement influence contours extending to adjoining property lines.
• No independent review or safeguards: The geotechnical documentation lacks an independent peer review, quantified monitoring trigger/action levels, and enforceable remediation or insurance provisions to protect neighbouring properties and the environment.

Additional evidence for independent geotechnical analysis
The proposed basement excavation offsets are approximately:
• 0.6 m from the north western boundary
• 3.0 m from the southern boundary
• 4.6 m from the western boundary
• 6.0 m from the northern boundary
• 10.0 m from the eastern boundary

These shallow offsets mean the excavations are expected to extend into the zone of influence of neighbouring properties and/or adjacent infrastructure on all boundaries. Given the recorded soils and groundwater conditions, this proximity substantially increases the risk that excavation, temporary support works or dewatering will cause settlement, lateral soil movement or damage to adjacent foundations, retaining walls, buried services and public infrastructure. There is also a material risk of sediment and contaminant pathways being created or exacerbated toward the nearby coastal environment.

Requested actions and conditions
I request that approval be refused or, at minimum, that determination be deferred until the following are completed and publicly released:
1. Independent geotechnical peer review of the entire site investigation, analyses, temporary/permanent retaining design and dewatering strategy.
2. Additional intrusive investigations (boreholes/CPTs) extending beneath the proposed excavation toe and across the likely influence zone to neighbouring foundations and infrastructure.
3. Quantified dewatering and consolidation modelling showing drawdown radius, worst case seasonal scenarios and predicted settlements plotted to neighbouring property lines and critical utilities.
4. Lateral displacement and settlement influence contour plans plotted on a site plan showing predicted movements at adjacent foundations, boundary lines and services.
5. Binding Monitoring and Contingency Plan with inclinometer, settlement plate and piezometer locations, clear trigger/action levels, independent third party monitoring and mandatory remediation obligations.
6. Financial surety or developer funded remediation bond and proof of insurance to cover repair costs for any damage to adjoining properties or public infrastructure caused by the works.
7. Certified temporary works and excavation sequencing plan (including toe details, retaining wall design and anchor/pile lengths) peer reviewed by an independent chartered geotechnical/structural engineer.
8. Public disclosure of the final geotechnical report, peer review findings and ongoing monitoring data before any excavation permit is issued.

Conclusion

The limited, non independent assessment provided to date creates an unacceptable risk of significant adverse impacts to neighbouring properties and to the fragile marine environments just metres from the excavation area. Approving a three level basement with minimal boundary offsets and an investigation that terminates at 16.78 mbgl would impose an avoidable risk of damage to surrounding properties, infrastructure and the coastal ecosystem. The consent authority must require comprehensive additional investigation, independent peer review, enforceable monitoring and remediation measures, and financial surety before any approval is granted.

NSW lacks housing for seniors as well as nursing homes. The more senior living housing complexes we have, the more opportunities will arise for retired individuals to sell their existing dwellings to younger generations in need of larger family housing. These complexes also create an opportunity for seniors to live in communities that allow them to socialise with other seniors and create a safe environment in the older years.

This is a significant proposal to add much needed retirement living on the Northern Beaches. My wife and I fit into the profile as people who would benefit from moving into this development. Our suburban family home and its attached granny flat would then become available to a new younger family. We believe this would be the case for each senior person or couple that makes the move from their family home into this form of seniors living. We support this is a significantly beneficial development for the Northern Beaches local government area.

The area needs well planned amenities for retirees in the Narrabeen peninsula. I agree this development’s design, internal support includions and construction standards.

This is a well designed and thought through project. The area desperately needs more seniors accommodation.

I fully support the proposed retirement village development in Narrabeen. The plans look fantastic, and it’s great to see that the design incorporates and preserves the existing trees and natural surroundings. It’s wonderful to see a thoughtful approach that enhances the area while respecting the local environment and community character.

Excellent proposal, great that they could keept he trees.