Indigo By Moran - 156 Ocean Street Narrabeen

This project is by far beyond what this small area can handle. An already congested street and suburb this project would absolutely cripple the area and surrounds. I strongly object this project.

This is not in keeping with Narrabeen's low rise beach suburb nor is in keeping with councils intent for the area. The infrastructure is already congested and will not cope with this high-density development. Our beautiful beach suburb will be ruined because a greedy developer skips past councils' planning policy.

This will set a precedent for the future, and we don't want another Dee Why or Gold Coast in our suburb.

Narrabeen is a low rise suburb of no more than 3 storey buildings. As this building is going to be 6 storeys high it will definitely impact the surrounding homes. After living in Dee Why we moved to Narrabeen 6 years ago choosing it for its atmosphere and low level buildings. It would be fine if this project was only 3 levels.

It is very much not within the character of the area. High-rises are in Dee Why and apparently soon to be in Mona Vale, so leave Narrabeen alone. There is already a dense enough population there, the roads are clogged and too many people in the area already.

Submission: Formal Objection to Proposed Development in Narrabeen
To the Assessing Officer,
I am writing to lodge a formal objection to the proposed six-storey, 149-apartment development in Narrabeen. After reviewing the plans, I believe this proposal is inconsistent with key planning principles that protect neighbourhood character, environmental values, and community amenity.
1. Visual and Scenic Impact
The proposed building exceeds a scale appropriate for this area and will dominate the surrounding landscape. Narrabeen’s headlands and escarpments form part of a recognised scenic corridor and are valued for their coastal views and natural skyline. A structure of this height and density will be visible from multiple public vantage points, undermining the visual amenity and sense of openness that define the suburb.
This is inconsistent with the Northern Beaches Local Environmental Plan (LEP) objectives relating to neighbourhood character, visual quality, and the preservation of natural landforms.
2. Environmental and Biodiversity Concerns
The removal of established trees and vegetation represents a significant environmental loss. Mature trees contribute to local biodiversity, provide natural cooling, and play an essential role in managing stormwater and air quality. The proposed vegetation clearing appears incompatible with the environmental objectives of both the LEP and the Development Control Plan (DCP), which encourage protection and enhancement of existing canopy cover and habitat corridors.
3. Traffic, Parking, and Infrastructure Capacity
Traffic congestion and parking availability are already major challenges in Narrabeen, particularly around beach access routes and residential streets. The scale of this proposal far exceeds what the existing infrastructure can support. The limited provision of visitor and resident parking fails to meet the likely demand, leading to increased on-street parking pressure and safety risks.
This directly conflicts with DCP transport and access provisions, which require developments to ensure adequate parking and minimal disruption to surrounding road networks.
4. Lack of Affordable and Diverse Housing
While the need for additional housing is acknowledged, this development does not contribute to genuine housing diversity or affordability. Instead, it proposes high-density dwellings that do not meet the needs of local key workers, young families, or long-term residents. True sustainable development must align with the social objectives of the LEP, which include providing equitable access to affordable housing and maintaining community cohesion.
Conclusion
This proposal fails to demonstrate compliance with the key principles of good urban planning is a poor fit to the character of the local area and the likely significant impact of the proposal on the at or near capacity of street parking, respect for local character, environmental stewardship, and social responsibility. I urge NSW Planning to reject this application in its current form and request that any future proposal for this site reflect the scale, form, and environmental sensitivity that Narrabeen deserves.
Sincerely,
B. Cummings

Objection to Proposed Development – Over 55s Housing (5 Storeys, 3 Basement Levels, Height 21.1m)

1. Inconsistent with Surrounding Character and Built Form

The proposed development is grossly inconsistent with the prevailing character of the surrounding area, which is defined by:
• Single and two-storey residential dwellings, and
• Low-rise residential flat buildings of two to three storeys

A five-storey building with three basement levels introduces an inappropriate level of intensity, bulk and scale that is out of context with the established built environment. The height, form, and massing are inconsistent with the pattern of development in the locality and detract from the visual harmony and human scale of the streetscape

This proposal will dominate its surroundings, disrupt the visual transition between buildings, and erode the established residential character contrary to the planning objectives for the zone

2. Non-Compliance with Height Controls

The proposed height of 21.1 metres exceeds the permissible height limit by 8.8 metres, even after accounting for the increase allowed under the State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004.

Such a substantial variation:
• Represents an unjustifiable breach of planning controls,
• Results in significant visual intrusion and view loss, and
• Undermines the integrity of the local planning framework
The excessive height produces unreasonable overshadowing, bulk, and scale, inconsistent with the height objectives of the Local Environmental Plan (LEP) and Development Control Plan (DCP), which seek to ensure new development is compatible with its context and protects neighbouring amenity

3. View Loss for Neighbours and Public Areas

The development will cause substantial view loss to neighbouring residents and members of the public.

Specifically:
• The height and bulk of the proposal will obstruct existing private views to key vistas and landscapes.
• The building will impede public view corridors available from streets and nearby open spaces
• The photomontages provided by the applicant are misleading, as they fail to accurately depict the relationship between the proposed height (RLs) and existing neighbouring dwellings, incorrectly suggesting that a 21m building is similar in height to a 6m two-storey dwelling.

This misrepresentation of scale and visual impact significantly underplays the true extent of view obstruction the proposal will cause.

4. Inadequate Setbacks and Failure to Provide Height Transition

The proposal incorporates inadequate side and rear setbacks, which:
• Exacerbate the perception of bulk and massing,
• Fail to provide an appropriate transition in scale to neighbouring lower-density dwellings, and
• Lead to unreasonable amenity impacts (visual dominance, overshadowing, and privacy loss)

There has been no attempt to step the building or articulate façades to reduce perceived bulk and scale. This approach results in a monolithic structure that dominates its surroundings rather than integrating sensitively with them

5. Removal of Significant Vegetation

The proposal involves the removal of a large number of established and significant trees, some of which may hold heritage or ecological value.

This loss:
• Erodes the landscape character and natural setting of the area,
Removes valuable habitat and urban canopy, and
• Eliminates screening vegetation that currently softens the visual impact of built form

The unnecessary extent of tree removal demonstrates poor site planning and disregard for the environmental and aesthetic value of existing vegetation

6. Adverse Microclimatic Impacts (Wind and Heat)

The development’s excessive bulk and placement will alter local airflows, resulting in:
• Reduced natural ventilation for surrounding dwellings,
• The elimination of prevailing breezes that currently mitigate summer heat, and
• A stagnant microclimate likely to exacerbate urban heat island effects

These impacts will diminish residential amenity for neighbouring properties and reduce environmental sustainability outcomes for the locality

7. Insufficient Car Parking and Traffic Impacts

The proposal includes inadequate parking provision for both residents and staff, contrary to the requirements of the SEPP and Council’s DCP.

This shortfall will
• Force overflow parking onto surrounding residential streets,
• Exacerbate existing parking scarcity, and
• Increase traffic congestion and safety risks on local roads not designed to accommodate higher volumes

The proposed three basement levels may also result in construction disturbance, noise, and traffic management issues over an extended period

8. Overdevelopment and Over-Intensification of the Site

The proposal represents a clear overdevelopment of the site, with a density, height, and scale far exceeding what is suitable for the locality.

The development
• Fails to respond to the site constraints,
• Over-intensifies the use under the guise of “Over 55s housing”, and
• Does not deliver genuine benefits or design excellence that would justify such an excessive variation

Rather than enhancing housing diversity, the proposal compromises residential amenity, environmental quality, and visual character

9. Cumulative and Precedent Impacts

Approval of this proposal would create a highly undesirable precedent, encouraging other developers to seek similar non-compliances in height, bulk, and scale.

Over time, this would erode the established low-density character of the locality and diminish the visual and environmental quality of the broader area

10. LMR Stage 2-2025

On the Northern Beaches, the new State Government LMR controls apply to all residential zoned land within 800 metres walking distance of:
• Balgowlah Stockland Shopping Centre
• Dee Why Town Centre
• Forestville Town Centre
• Forestway Shopping Centre
• Frenchs Forest Precinct (Warringah Road)
• Manly Town Centre
• Manly Vale Town Centre
• Mona Vale Town Centre
• Warringah Mall Shopping Centre

Following Northern Beaches Council submissions, four town centres that had originally been proposed to be included in the Stage 2 Reforms have been excluded: Warriewood, Narrabeen, Newport and Belrose.

The zones were excluded after significant community consultation and objections over the density and height changes in these four areas which was ultimately accepted by the State demonstrating acceptance of the submissions including that Narrabeen should not be part of the Stage 2 Reforms. The reforms introduced increased heights for developments up to 21 metres.

The application by Moran seeks to impose on Narrabeen a development at heights that are available under the Stage 2 Reforms where this area has been excluded from the Stage 2 Reforms. It is not appropriate to permit a 5 level development that will be almost double the permissible height for buildings in the area. It seeks an unfair advantage and a use that is significantly beyond that available to others in the community.

11. Lack of consultation

As a nearby resident I have received no notice of the development by correspondence or letter drop which brings into question the effectiveness of the public consultation.

The Development Application should not be considered until the State is satisfied there has been adequate and appropriate consultation and everyone that will be affected by the development has been consulted, has had an opportunity to make submissions after understanding the nature of the proposed development and have had the opportunity to object to the development.

12. Conclusion

In summary, the proposed Over 55s development is:
• Excessively tall and bulky,
• Inconsistent with the existing and desired character of the area,
• Non-compliant with height and setback controls,
• Environmentally destructive, and
• Likely to generate significant amenity and traffic impacts

The application represents an over-intensification of the site and should therefore be refused.

If the State is minded to consider approval, the proposal must be significantly redesigned to:
• Comply with the maximum height and setback controls,
• Retain significant vegetation,
• Reduce visual and environmental impacts, and
• Provide adequate parking and genuine height transitions to adjoining properties.

The project would change the area into a high density with high rise buildings.
Affecting the life style and the value of the properties in the area.
There are areas where the proposed construction would be better suited.

This project completely ruins the neighbourhood. The roads on the Narrabeen peninsula are already over congested, as is the beach. There is simply not enough infrastructure to support this project.

the project will far exceed area height restrictions and be an eyesore in the neighbourhood, and that's just once it's built.

The construction process will make it nightmarish for the existing residents to commute along Ocean St.

Breaking area highest restrictions

Major Projects

Dear Paulina Wythes,

The project does not comply with the current building height limits and maximum footprint of building in relation to the site.

Private property development by the Moran family does not constitute a State Significant Development. If this is a loophole for private developers to by-pass local council building regulations, then it must be stopped immediately.

Regards,
Thomas Hayes

I wholeheartedly reject this proposal. Residents do not support this. Parking, roads and infrastructure already cannot keep up. The community says no to the high rise and expansion of this project. We only support the current number of dwellings and people.

Secretary, DPHI, and reference the project clearly: Objection to SSD-76220734 – 156 Ocean Street Narrabeen.
I live on Wellington St (near Ocean St.) Narrabeen, only a few streets down from this proposed development on Ocean St. Myself and my family regularly use Ocean St as a main route in and out of the area. This development is a major overdevelopment for the area, creating substantial additional traffic on streets that are already overused due to congestion on other roads. As well as causing extensive traffic difficulties it is a real danger to kids and other pedestrians who use this road as a key access point to the beach. Parking is already a major issue in the area and this will increase that proble dramatically. Finally, the actual size of this proposed development is out of character for developments within the Narrabeen area.
I request that the State Department of Planning do not allow such development in this area.

High rise apartments do not belong in Narrabeen. If one goes up, it is inevitable that more will and we will end up like Dee why. There are already issues with street parking and congestion on ocean street.

To whom this may concern,
I object to the proposed Indigo By Moran development at 156 Ocean Street. The scale and density of this project are excessive and completely out of character with the nature of Ocean Street.

The building’s height, bulk and footprint would dominate the streetscape, create privacy and overshadowing issues, increase traffic and parking pressure, and strain local infrastructure. It does not align with the character of the area.

I urge Council to refuse this proposal in its current form and require significant reductions in scale and height to ensure any development fits the residential context of Ocean Street and protects neighbourhood amenity.

Regards,

Local resident

Subject: Objection to Proposed Six-Storey Development in Narrabeen

I am writing to formally object to the proposed six-storey development in Narrabeen.

1. Height and Scale

The proposed height is inconsistent with the existing built form and character of the surrounding area. Narrabeen’s village atmosphere and low-rise profile—predominantly two to four storeys—are central to its identity. A six-storey structure would dominate the streetscape, overshadow neighbouring properties, and set an undesirable precedent for future overdevelopment.

2. Traffic and Parking Impacts

The proposed development will significantly increase traffic congestion on Ocean and Lagoon st, which already experience heavy volumes, particularly during school hours and weekends. The local road network and available parking are not designed to accommodate the additional vehicles associated with a building of this density. This will reduce road safety and accessibility for residents, pedestrians, and cyclists.

3. Inconsistency with Local Planning Objectives

The development is not in line with the Northern Beaches Local Environmental Plan (LEP) and Development Control Plan (DCP), which aim to preserve the coastal village character, protect view corridors, and ensure developments reflect the existing urban scale. The proposal exceeds the intended building envelope and undermines the planning intent for this precinct.

4. Community Impact

The scale and density of the proposal would change the character of the neighbourhood, increase noise and overshadowing, and detract from the amenity enjoyed by local residents.

Conclusion

I urge the Planning authority to refuse this development application or require significant amendments to 4 stories that bring it into alignment with the existing height limits, traffic capacity, and character of the Narrabeen area.

North narrabeen is a small what feels like country town. We have horses at our local cafes and everyone is a big family at Narrabeen. Putting something like this in our home suburb is completely against the grain of our community. We will not stand for this at all. This has 0 regard for our people who have grown up at Narrabeen. I totally object to this and our community will not stand down on this one.
Thanks
Jordy lawler

This proposed development is significantly out of character for the area, will cause excessive traffic problems and has major water table and foundation issues which would not support multi level basements or large (heavy) developments.

Any new development in Narrabeen should be along Pittwater Rd where there are existing amenities and public transport, as well as less shading issues and more underdeveloped properties.

Narrabeen and North Narrabeen should not have any large developments approved until:
1) Wakehurst Parkway is improved and made safer;
2) Remove the Pittwater Rd bridge from Narrabeen to Nth Narrabeen bottleneck, perhaps by widening it to 3 lanes north bound, and widen the Pittwater Rd to Wakehurst Pkwy turning lane south bound to 2 lanes in peak hour to remove the bottleneck and draw cars away from Ocean St which is used as a rat run;
3) improve public transport links to both the city and direct buses to Chatswood to link up with the train lines so residents are less reliant on cars to travel to work.

Im a local resident and i reject to the proposed development it will be out of character for the suburb and will be a disaster with traffic and parking this building will look so out of place and this development should not continue

Please refer to the attached document that outlines my objections to the overdevelopment of this site.

Keep the street level as is - a 3 Storey retirement village is more than fair enough. 6 storey is far far to much