Indigo By Moran - 156 Ocean Street Narrabeen

This area is low level housing, has no extra traffic in place to facilitate these extra units and the extreme digging for the underground parking is not feasible in the coastal location.

I wish to express my strong opposition to the proposal. A building of this size (5–6 Floor building complex) is completely out of character with the area. I live in Ocean Street and it is a low-rise, beachside community made up of family homes and small apartment complexes. A project of this size would, in my opinion, overwhelm the landscape, raise congestion, and destroy the relaxed coastal ambience.
As many have said, Narrabeen is not Dee Why.

The development is not in keeping with the local area which has 2-3 storey buildings. 6 stories is too high and on such a large development will have a huge impact on local residential streets and add to parking congestion.

Dear Secretary,

I am writing to formally object to the proposed development SSD-76220734 at 156 Ocean Street, Narrabeen. As a resident of North Narrabeen who frequents Ocean Street daily, I have significant concerns about the impacts this development would have on our local community and environment.

Firstly, traffic congestion in the area is already a serious issue, particularly during school hours and weekends. The proposed development would substantially increase vehicle movements along Ocean Street and adjoining roads, worsening bottlenecks and making access for local residents increasingly difficult.

Secondly, the scale and design of the proposal are inconsistent with the existing neighbourhood character. Ocean Street and its surrounding precinct are defined by their coastal village charm and low-rise residential appeal. Introducing a large-scale development of this nature would irreversibly alter the visual and social fabric of the area.

Additionally, the proposed height and massing are likely to cause overshadowing of nearby buildings and public spaces, reducing natural light for surrounding homes and negatively impacting residential amenity.

I am also deeply concerned about pedestrian safety, particularly for students from nearby schools who regularly walk or cycle in this area. Increased traffic volumes and construction activity would create unsafe conditions for these vulnerable road users.

Overall, the proposal would place an unnecessary burden on the entire community; from traffic and infrastructure strain to the loss of the neighbourhood character that makes Narrabeen such a valued and livable part of Sydney’s Northern Beaches.

For these reasons, I strongly urge the Department to refuse the development application SSD-76220734 at 156 Ocean Street, Narrabeen.

Thank you for considering my submission.

Kind Regards,
Brendon Swift

Att: Secretary, DPHI - Objection to SSD-76220734 – 156 Ocean Street Narrabeen.
J
I am a local resident of the Northern Beaches residing in Warriewood and am concerned for the proposed development noted above for the following reasons: 1. Incompatibility to the area - One of the main concerns is the height and scale of the proposed development - it is well above anything else in the immediate area - if you are to drive around the area there is not one other building that reaches above four stories until you get to Waterloo St near the shopping precinct. This proposed development is not unlike building a small Westfield shopping centre in the middle of a residential neighbourhood - completely out of character.
2. The over shadowing on neighbours is also surely outside of the local planning laws. The fact that the ‘cheapest’ apartment is $3 million dollars is also a shock. Who is the target market here ? There is no way this project fits into any kind of affordable housing scheme. With 149 apartments proposed for this site - that would equate to at least 292 cars for that development alone.
3. I also don’t believe that adequate parking has been allowed for. Nor can the local area cater for an influx of humans like that. I am not able to get a park at the local (Narrabeen) Woolworths at midday on a weekday - imagine the weekend !

So to summarise, I believe the development is too big, unfitting for our area, way too tall, overshadows existing residents and prices out future generations within the area. I am not sure at all why it shouldn’t have to abide by the local planning laws and why it should be exempt ?

I am sorry to say but I believe It is a money maker for developers that have no concern whatsoever for the local area and communities they are destroying with their oversized and overpriced developments.

Why are developers / the minority / with deep pockets allowed to mask their project applications with suggestions of affordable living, over 55’s etc in order to get the plans approved yet the families and the community within the area they are destroying - their complaints fall on deaf ears.

All we hear is that government need to meet housing quota’s yet hundreds of thousands of resident entry visa’s are granted each year in Australia and no one is thinking about where they will live ?

How about our government - the persons who have put their hands up to manage this beautiful incredible country we are so fortunate to live in come up with better solutions than to grant these greedy money hungry developers the right to destroy communities as a quick fix to the lack of planning and forethought.

Please do not allow this to go ahead - this needs more time to properly consider the local community and consult with the local committees and come up with a solution EVERYONE is happy with.

Thank you for your time. Best Regards, Jo Ross

This project is significantly out of character for Narrabeen Peninsular and the Northern Beaches foreshore.
While I support residential care and seniors housing in the area, the scope and extent of this development is out of character, in particular the height of the building. The visual impact assessment indicates that the development will be visible from a large number of view points which will be detrimental to the area in general. It will be significantly higher than the surrounding buildings and change the character in ways we cannot yet predict.

I object to the development height and scope.

I object to the Indigo by Moran project as it would set a concerning precedent for future developments in Narrabeen, effectively opening the door for more six-storey buildings in the area. Such large-scale developments are inconsistent with the existing low-rise, beachside character that defines Narrabeen’s family-oriented community. Allowing this project to proceed would fundamentally alter the coastal village atmosphere, overshadowing the natural landscape and undermining the sense of place that residents and visitors value so highly.

To Whom It May Concern,

I am writing to formally oppose the proposed development in our neighbourhood. As a resident and family living on Lagoon Street, I am deeply concerned about the lasting impacts this project will have on our community, environment, and overall safety.

Firstly, the planned removal of mature native pine trees represents a significant environmental loss. These trees are not only part of the area’s natural character but also provide habitat for local wildlife, shade, and erosion protection. Their removal would permanently alter the landscape and diminish the ecological value of our neighbourhood.

Secondly, the proposed structure—reaching heights of up to 20 metres—constitutes a clear case of overdevelopment. It will dominate the local skyline, create visual obstruction for hundreds of residents, and fundamentally change the look and feel of our community. The scale is inconsistent with existing dwellings and the established character of Lagoon Street.

Traffic and safety are also serious concerns. Lagoon Street and the surrounding roads are not designed to handle the additional volume of vehicles that a development of this magnitude will generate. Increased congestion, parking pressures, and potential safety hazards for pedestrians—especially children—are inevitable.

Equally troubling is the lack of genuine community consultation. Many residents feel excluded from the decision-making process, with limited opportunities to provide meaningful input or understand the full scope of the development. A project of this scale demands transparent, inclusive engagement with the local community.

Finally, the site’s Aboriginal heritage sensitivity must be respected. Any development in this area should be approached with cultural awareness and proper consultation with Traditional Custodians before approval is considered.

In summary, this proposal threatens to erode the environmental, cultural, and social integrity of our neighbourhood. It is out of scale, environmentally damaging, and not in keeping with the community values that make this area so special. I urge the Council to reject this application and work with residents to explore more sustainable, appropriately scaled alternatives.

Sincerely,
Jacqueline Kirk
Lagoon Street Resident

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 established character of Narrabeen and its surrounding coastal environment. The area is primarily defined by single and two-storey dwellings, complemented by a small number of low-rise residential flat buildings of two to three storeys. These buildings are designed with generous setbacks, landscaped frontages, and a visual connection to the natural landscape that reinforces the coastal village character of the suburb.

A five-storey building with three basement levels introduces an inappropriate level of intensity, bulk, and visual dominance. The height, form, and massing are entirely out of context with the existing built environment and will significantly detract from the visual harmony and human scale of the streetscape. The proposal would disrupt the existing transition between buildings, dominate its surroundings, and erode the established low-rise character that defines Narrabeen’s unique appeal.

This form of development directly contradicts the planning objectives for the area, which aim to preserve the local character, maintain visual cohesion, and ensure new developments respond sensitively to their context.

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2. Non-Compliance with Height Controls

The proposed building height of 21.1 metres exceeds the permissible height limit by 8.8 metres, even after considering allowances under the State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004. Such an extensive breach of planning controls represents an unjustifiable variation that undermines the intent of the Local Environmental Plan (LEP) and Development Control Plan (DCP).

The height variation will result in excessive bulk, unreasonable overshadowing of nearby properties, and significant visual intrusion. This scale of development does not respect the established or desired future character of the area and sets a dangerous precedent for further non-compliant proposals. Allowing such a major deviation would undermine the integrity of local planning controls designed to protect community amenity and ensure balanced development.

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3. View Loss for Neighbours and Public Areas

The proposed height and scale will cause considerable view loss to both neighbouring residents and the broader community. Private views toward Narrabeen Lagoon, the beach, and surrounding natural vistas will be obstructed. Public view corridors available from key streets and open spaces will also be compromised.

Furthermore, the photomontages and visual assessments supplied by the applicant are misleading. They fail to accurately depict the relationship between the proposed height (RLs) and existing dwellings, creating the false impression that a 21-metre building is comparable in height to a two-storey home. This misrepresentation significantly underplays the actual visual impact of the proposal. The development would permanently diminish the visual quality and open feel that make this part of Narrabeen so special to residents and visitors alike.

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4. Inadequate Setbacks and Failure to Provide Height Transition

The proposed side and rear setbacks are inadequate and exacerbate the perception of bulk and massing. The building fails to provide an appropriate transition in height and scale to neighbouring lower-density homes, resulting in significant visual dominance, overshadowing, and privacy impacts.

There has been no attempt to step the building or articulate its façades to reduce perceived bulk. The result is a monolithic structure that looms over surrounding properties and fails to integrate sensitively with its context. This lack of design refinement directly contradicts the objectives of the DCP, which require new development to achieve an appropriate built form transition.

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5. Removal of Significant Vegetation

The development will result in the unnecessary removal of mature trees and significant vegetation that contribute to the visual and ecological character of the area. Some of these trees may hold heritage or environmental value, and their removal will have long-term negative consequences.

This vegetation currently softens the built environment and provides valuable shade, privacy screening, and habitat for wildlife. Its removal will erode the natural landscape setting of Narrabeen and increase the urban heat load in the area. The lack of meaningful retention or replacement of vegetation demonstrates poor site planning and a disregard for environmental sustainability.

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6. Adverse Microclimatic Impacts (Wind and Heat)

The bulk and orientation of the proposed building are likely to disrupt existing wind patterns and airflow, reducing natural ventilation for nearby properties. Prevailing sea breezes that currently moderate summer heat will be obstructed, creating stagnant air pockets and contributing to the urban heat island effect.

This will not only reduce comfort levels for nearby residents but also increase local temperatures and decrease environmental performance outcomes. Developments of this scale should incorporate thorough environmental and climatic assessments, which appear lacking in this case.

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7. Insufficient Car Parking and Traffic Impacts

The development fails to provide adequate parking for residents, visitors, and staff, contrary to SEPP and DCP requirements. This shortfall will inevitably result in overflow parking onto nearby residential streets, intensifying existing parking pressures and creating safety concerns.

Additionally, the proposed three levels of basement parking will generate significant construction impacts, including heavy vehicle movements, noise, dust, and potential traffic disruption for an extended period. These impacts will be highly disruptive to the surrounding community and incompatible with a quiet residential setting.

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8. Overdevelopment and Over-Intensification of the Site

The proposal represents a clear overdevelopment of the site. The density, height, and scale far exceed what is reasonable or appropriate for this location. The building footprint covers too much of the site, leaving limited open space or landscaping opportunities.

Under the guise of “Over 55s housing,” the proposal over-intensifies the use of the land without providing genuine community or design benefits that would justify its impact. True housing diversity should enhance local amenity, not diminish it. This development compromises both residential quality and environmental sustainability.

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9. Cumulative and Precedent Impacts

If approved, this development would create a dangerous precedent for future applications seeking similar non-compliance. Allowing such excessive height and bulk in a low-rise coastal suburb would encourage further overdevelopment, gradually eroding Narrabeen’s distinctive character and environmental quality.

Once the precedent is established, it becomes increasingly difficult for the planning authority to resist similar proposals, leading to long-term and irreversible change inconsistent with community expectations and planning intent.

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10. LMR Stage 2 – 2025 Reforms Context

Under the State Government’s recent Low and Medium Rise (LMR) Housing Reforms, only certain town centres within 800 metres of key hubs are eligible for increased height limits up to 21 metres. Following extensive consultation and community objection, four centres—Warriewood, Narrabeen, Newport, and Belrose—were specifically excluded from Stage 2 of the reforms due to their coastal sensitivity and existing low-rise character.

The current proposal by Moran seeks to introduce a 21-metre-high development into an area intentionally excluded from these reforms. Allowing such a proposal effectively overrides the State’s own policy decision and disregards community consultation outcomes. This represents an unfair and inappropriate advantage inconsistent with broader planning fairness and transparency.

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11. Lack of Consultation

As a nearby resident, I have received no direct notification or letter drop regarding this proposal. This raises serious concerns about the adequacy of community consultation. A development of this magnitude should not proceed without clear and transparent engagement with all affected residents.

The application should not be determined until the State is satisfied that meaningful consultation has occurred, ensuring all impacted parties are informed and given a genuine opportunity to make submissions.

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12. Conclusion

In summary, the proposed Over 55s development is excessively tall, bulky, and inconsistent with the established and desired character of Narrabeen. It breaches height and setback controls, removes valuable vegetation, and will generate significant traffic, environmental, and amenity impacts.

This proposal represents an over-intensification of the site and is contrary to the planning objectives that protect Narrabeen’s coastal village identity. The development should be refused.

If the State is minded to consider approval, it must require substantial redesign to ensure the proposal:
    •    Complies with height and setback controls,
    •    Retains significant trees and vegetation,
    •    Minimises environmental and visual impacts, and
    •    Provides adequate parking, setbacks, and a genuine transition to adjoining properties.

Narrabeen deserves development that enhances its beauty, liveability, and community character—not one that destroys it.

It does not support the community and will create big problems for traffic and become an eye sore and ruin the landscape. Narrabeen is not Dee Why and it should stay that way.

The Collaroy Narrabeen area is not appropriate for this area.
3 levels of basement parking 192 car spots and 6 storeys above ground is excessive for the area. Infrastructure is not present to support this number of residents, workers and visitors. The Northern Beaches hospital is not functioning well, adding more eldery would be disastrous. Public transport is minimal in this area. The roads are congested already, to introduce that many more cars places a sentence of traffic jams forever. Woolworths parking is already dismal, as is parking in Narrabeen. The area is a known risj area for storms due to sea surges and flooding. How will you keep eldery safe in these big storms

I strongly oppose the proposed Indigo by Moran seniors’ housing development at 156 Ocean Street, Narrabeen. I am a local Narrabeen resident and I use the streets around the area daily. I respectfully request that the NSW Department of Planning refuse the current application or require a comprehensive redesign to ensure compliance with local planning controls and alignment with community expectations.

Coastal and Flooding Risk

The proposed site lies within a known flood-prone and coastal erosion hazard area, as outlined in the EIS Appendices E & F (Flood and Coastal Hazard Reports). The development footprint extends into zones identified as high hazard under the Northern Beaches Council Flood Study and Coastal Zone Management Plan.

While the EIS acknowledges these risks, it fails to provide adequate mitigation strategies beyond basic floor height adjustments. These measures do not sufficiently address Narrabeen’s increasing exposure to coastal erosion, sea level rise, and storm surge events, rendering the proposal inconsistent with sustainable coastal planning principles.

Traffic, Parking and Access

The Traffic and Parking Assessment (EIS Appendix J) significantly underestimates vehicle movements and parking demands generated by residents, staff, service vehicles, and visitors. Ocean Street and Lagoon Street are already under pressure from high traffic volumes, particularly during weekends, holidays and local events. I am concerned about the safety of my children and others walking or riding their bikes to and from the beach along these roads.

The addition of a large seniors’ living complex will further exacerbate congestion, reduce pedestrian and cyclist safety, and impede emergency vehicle access. There is a kindergarten present in the area and the surrounding narrow streets are not designed to accommodate the anticipated increase in traffic and parking demand.

Height, Scale and Visual Impact

The proposed building substantially exceeds the height and bulk envisioned for this sensitive coastal setting. The Visual Impact Assessment (EIS Appendix L) confirms the development would dominate the low-scale residential character of Ocean Street and obstruct key public view corridors.

The five-storey design is inconsistent with the existing built form and surrounding natural environment, creating a sense of enclosure, visual intrusion, and loss of open sky for neighbouring properties and public spaces. I am particularly concerned about the loss of light in the area and the eye-sore that this building will create.

Vegetation Loss and Biodiversity

The Arboricultural Impact Assessment (EIS Appendix H) identifies the planned removal of over 30 mature trees and established vegetation. These trees play a vital role in maintaining local shade, biodiversity, and coastal resilience. Their loss will degrade wildlife corridors, reduce canopy cover essential for urban cooling, and further erode the area’s ecological integrity.

Replacement landscaping cannot compensate for the loss of mature specimens, nor restore the environmental and visual values currently provided by existing vegetation.

Overshadowing, Privacy and Amenity Impacts

The building’s excessive height and footprint will cause substantial overshadowing and privacy loss for adjoining properties. As demonstrated in the Architectural and Shadow Diagrams (EIS Appendix – Figures 5.3–5.5), shadowing extends beyond site boundaries between 9am and 3pm in winter, severely impacting private open spaces and living areas of nearby dwellings.

This contravenes solar access requirements under Clause 6.9 of the Pittwater LEP 2014.
Furthermore, elevated terraces and balconies will overlook neighbouring yards, directly breaching Residential Flat Design Code (RFDC) visual privacy objectives.

Additional Localised Adverse Impacts

Construction disruption: Extended excavation, piling, and increased traffic will significantly impact nearby residents and park users.

Wind tunnelling: The building’s large scale and coastal exposure may create wind turbulence, posing risks to pedestrian comfort and safety.

Infrastructure strain: Flood-prone drainage and sewer systems may become overwhelmed.

Emergency access: Narrow streets and limited exit routes increase risks during flood or storm events.

Cumulative precedent: Approval would set an undesirable precedent for further oversized developments in Narrabeen’s fragile coastal corridor.


The Indigo by Moran proposal is fundamentally incompatible with the principles of sustainable, context-sensitive development for the Northern Beaches. It presents excessive bulk, unacceptable amenity and environmental risks, and long-term consequences for the community and local ecosystems.

This project is a disgrace, we do not have the facilities, roads, parking, or infrastructure on the North Narrabeen Peninsula for hundreds of more people.

There is not a single building over 3 stories high on ocean st and it would be a major eye sore.

This building does not solve any housing problems in the area as it is only luxury apartments for the elderly.

The scale of the project needs to be reduced dramatically. Should not be more than 3 stories high and the number of apartments needs to be cut in half as well. The streets around this build are already choked up in the evenings and it’s a night mare to park as it is.

We do not want this development in our area. It’s will spoil the community and open up to more developers changing Narrabeen. We do not want this.

We strongly oppose the proposed six-storey apartment block in Narrabeen, which threatens to fundamentally change the character of our community. This development will cast long shadows over surrounding homes, depriving residents of direct sunlight all year round, while the removal of native vegetation will devastate the local environment and wildlife habitat. The plan also fails to consider the strain on our already limited infrastructure—our roads, parking, and public facilities simply cannot support such an influx of residents. Narrabeen’s unique coastal village atmosphere depends on thoughtful, sustainable development that respects its scale and natural beauty. There are no six-storey buildings anywhere on the Narrabeen peninsula, and there never should be—this project is entirely out of character and against the wishes of the community.

I do not agree with 5-6 stories building in Narrabeen

Secretary, DPHI : Objections to SSD-76220734 - 156 Ocean Street, Narrabeen.
I live at 44-50 Ocean Street, Narrabeen and I am totally opposed to this project due to its huge size, the impact the traffic generated by it will have on the adjacent streets and Narrabeen in general. A project such as this will completely change and destroy the character of Narrabeen especially the area between Pittwater Road and the beach.
This planned project would create a huge danger to the many pedestrians, young and elderly, who currently use Ocean and Lagoon Streets for exercise and access to the School, shops and beach. In addition the danger would be extremely heightened for the number of vehicles, cyclists, e-bikes etc that currently use all the surrounding streets.
And what of all the huge Norfolk pine trees that surround the property? Will they all be demolished in the name of greed by the developer?
The scale of the proposed development is totally out of proportion to anything else in the neighbourhood - it is a total overkill where the developers have obviously gone for 'bigger the better' and buggar all the current Residents of Narrabeen.
DO NOT APPROVE THIS PROJECT - LISTEN TO THE RESIDENTS!

This is proposed development is too large for this coastal community and sets a dangerous precedent in allowable size and scale. Narrabeen is set on a fragile coast line that is already impacted by the environment and poor infrastructure management. I say No to all 6 stories.

When 131 Lagoon St Narrabeen was constructed, the kerbside parking became so congested that to travel down that area of Lagoon St you had to wait for incoming traffic as only 1 car fits at a time. My family sometimes has to park 4 streets away for a car park. With more units being built there is no parking anywhere. These new units being built in Ocean Street have only 7 visitor car spaces, what a joke. For 2-bedroom apartments there should also be 2 car spaces. Lagoon Street is constantly gridlocked, and I have had quite a few near accidents with impatient drivers.

With regard to the height of the buildings, I believe 4 storeys keeps it in line with the other units. Neighboring houses will be overshadowed and lose privacy if its too high. Do we really want to create another Dee Why in Narrabeen.

This is such a packed residential area already with limited parking and narrow streets.
This is too much for this area and should stay the quiet residential family friendly area it is.