Indigo By Moran - 156 Ocean Street Narrabeen

Objection to Indigo by Moran – 156 Ocean Street Narrabeen (SSD-76220734)

1. This 5 Storey building, plus rooftop terrace overlooking Ocean Street, while inconsistent with Narrabeen’s environment and all Northern Beaches suburbs north of Dee Why, is inequitable and grievously disadvantages the local community.

• Residential buildings on Narrabeen Peninsula, Narrabeen itself and all the Northern Beaches suburbs north of Dee Why consist predominately of single and two-storey dwellings, and unit blocks of two to three storeys.
• This proposed five-storey building plus rooftop terrace introduces an inappropriate level of bulk and scale that is out of context with the established neighbourhood. The height (21.1+ metres) and dimensions are inconsistent with the neighbouring buildings and will detract from the visual harmony and the local streetscape’s sense of unity and balance.
• This proposal will, contrary to local planning objectives, dominate Narrabeen Peninsula and the views of the Peninsula from Collaroy Plateau, North Narrabeen, Elanora, and Pittwater Road on the eastern side of Narrabeen Lagoon.

2. Non-Compliance with Height Controls

• The proposed height of 21.1 metres (which does not appear to include the rooftop Terrace) exceeds the permissible height limit by more than 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).
This represents an unjustifiable breach of planning controls undermining the integrity of the local planning framework and is inconsistent with the height objectives of Northern Beaches Local Environmental Plan (LEP) and Development Control Plan (DCP).

3. Impact on Neighbours and Public Areas

• The height and bulk of the proposal will dominate all neighbouring properties and obstruct sunlight and ocean breezes.
• The illustrations provided by the applicant are misleading, as they fail to accurately depict the relationship between the proposed height and neighbourhood dwellings,
This misrepresentation of scale and visual impact significantly underplays the true extent of visual obstruction the proposal will cause.

4. Inadequate Setbacks and Failure to Provide Height Transition

• The proposal incorporates inadequate side and rear setbacks, which does not accurately illustrate the perception of bulk and demonstrate scale compared to neighbouring low-density dwellings, and its impacts on visual dominance, overshadowing, and privacy loss rather than integrating sensitively with Narrabeen’s urban character.

5. Removal of Significant Vegetation
• The proposal involves the removal of three established Norfolk Pines fronting Lagoon Street which may hold ecological value for local wildlife and alleviate a portion of the visual impact of the proposal.

6. Adverse Microclimatic Impacts (Wind and Heat)

• The development’s excessive bulk will alter local movement of air, resulting in reduced natural circulation for surrounding dwellings, the diversion of prevailing cooling ocean breezes that currently mitigate summer heat, and create an immobile microclimate likely to augment urban heat island effects.

• These impacts will reduce residential comfort for neighbouring properties and weaken environmental sustainability outcomes for the neighbourhood.

7. Insufficient Car Parking and Traffic Impacts

• The proposal includes inadequate parking provision for residents, staff and visitors, contrary to the requirements of the SEPP and Council’s DCP. This shortfall will force overflow parking onto surrounding residential streets, exacerbating existing parking scarcity, and increase traffic congestion and safety risks on local roads not designed to accommodate higher volumes that are already under extreme pressure, especially from weekend beachgoers.

8. Overdevelopment and Excessive use 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 and exaggerates the use of State Significant Development under the guise of “Over 55’s housing” while failing to deliver genuine SSD benefits or design excellence that would justify such an excessive variation. The proposal compromises residential amenity, environmental quality, and visual character.

9. LMR Stage 2-2025

The new State Government LMR controls for the Northern Beaches 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 Government demonstrating agreement with the submissions including that Narrabeen should not be part of the Stage 2 Reforms.

The application by Moran seeks to impose on Narrabeen a commercial development at heights that are available under the Stage 2 Reforms when Narrabeen has been specifically excluded from the Stage 2 Reforms. It is not appropriate to permit a five level (21.1 metres) development that will be almost double the permissible height for buildings in the area. Moran seeks an unfair advantage and a use that is significantly beyond that available to others in the community.

10. Lack of consultation

While there have been two public meetings there has been no consultation that would qualify as “extensive community participation” that I am aware of and I question the genuineness of Moran’s claimed 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 with an opportunity to make submissions after understanding the nature of the proposed development and had the opportunity to object to the development.

11. If the Government were to consider approval:

I suspect Moran recognised prior to its submission that they have little to no chance of obtaining approval as the development is currently proposed and that they will resubmit with a compromise proposal to indicate they are listening to the people and that this compromise will still be well outside the guidelines. Again, I suspect this will most likely be approved which would create a highly undesirable precedent, encouraging more developers to seek other non-complying developments in height, bulk, and scale.

Subsequent approval would therefore need to ensure Moran’s revised DA goes back for genuine community consultation and is redesigned to:

• Comply with the maximum height and full setback controls,
• Reduce visual and environmental impacts, and
• Provide adequate parking (including visitors) and genuine height transitions to adjoining properties.

12. Conclusion

In summary, this proposed commercial development in the guise of Over 55s accommodation is:

• Excessively tall and bulky with adverse social and environment ramifications,
• Inconsistent with the existing and designated character of the area,
• Non-compliant with height and setback controls,
• Likely to generate significant amenity and traffic impacts.

The application is extreme and represents an excessive use of the site in relation to its neighbouring environment and should be refused outright for attempting to exploit the SSD process and bypass the State approved Northern Beaches LEP.

The project height is well above the current development control plans for this location.
In my opinion this project will be detrimental to the streetscape for Ocean Street & if it’s approved will set a dangerous precedent for future developments.
The current site is an older aged care facility & upgrading site to accommodate the local demand is welcomed but taking advantage of the size is not appreciated by the community.
The developer needs to revise the plans immediately & lower the height to fit into the current streetscape of Ocean Street.

The height and scale should be reduced, 5-6 storey in this area is not reasonable.

i believe that the high rise building will not add the the community, the increase of people will also increase crime around narrabeen. I believe that 3 storeys is more then enough not six. I don’t see why this block should be any more important than everyone else. As most people are saying build it in dee why or chatswood where multistory building are of the norm.
thanks

I have lived in Narrabeen for 64 years and in that time have seen many changes.
In the 60’s the Narrabeen peninsula was booming with numerous units being built with a height restriction of 3 stories with the exception of a couple that got thru planning. There have been new units built since and again with height restrictions which the infrastructure can cope with.
In the mean time roads and have not improved nor parking in the area. I strongly disagree with this proposal as it is unsuitable for the area.
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I object to the proposed development for the following reasons:
1/ Exceeds the R3 height limit
2/inadequate parking on site and street parking
3/Unacceptable overshadowing to all neighboring properties
4/Too far from local amenities
5/Too much pressure on traffic to Ocean and Lagoon St
6/Too much pressure on infrastructure water, power supply.

I am writing to formally object to the proposed development at [insert address or Development Application number], which seeks approval for a six-storey building in an area currently characterised by low- to medium-density residential developments of two to three storeys.

This proposal is inconsistent with the established character and planning controls of our suburb. Allowing a six-storey structure in this location would:

The proposed height and bulk are incompatible with the existing built form, which predominantly comprises 2–3 storey apartment buildings and houses. Approving this development would set an undesirable precedent for future overdevelopment, undermining the suburb’s established character and community expectations.

The increased height would result in significant overshadowing of neighbouring properties and outdoor spaces, reducing sunlight access and amenity. In addition, the height and window placement would lead to privacy intrusions for adjoining residents.

The scale of the proposed development would generate additional traffic and parking demand beyond what the local street network can reasonably accommodate, particularly given the existing congestion and limited on-street parking.

The area’s infrastructure, including drainage, waste collection, and public open spaces, has been planned to support a lower residential density. A building of this scale would place further strain on these systems.

The height exceeds what is permissible under the current Under the old Warringah Local Environmental Plan 2000 (still relevant for parts of the area), buildings in “medium density areas” are limited to 2 storeys or 8.5 m, except in the area bounded by Pittwater Rd / Narrabeen Ocean St / Robertson St where up to 3 storeys or 11 m are allowed.controls. The proposal does not meet the objectives of the zoning, which seek to maintain a consistent, human-scale built form.

For these reasons, I strongly object to the proposed six-storey development and urge Council to refuse the application in its current form.

Thank you for considering my submission. I ask that I be notified of any amendments to the application or future meetings regarding this proposal.

Yours sincerely

Oppose to overdevelopment, we need help to preserve our homes, safety and lifestyles and protect our community

I oppose this project for the following reasons:
1. I live on Lagoon Street where traffic and parking is at capacity.
2. The size and height of the project is not in keeping with the surrounding area.
3. There are insufficient car spaces allocated to the project.
4. There does not appear to be any provision for affordable housing.
Whilst I am aware of the need for more housing, Narrabeen Town Centre was excluded from the State Governments new housing reforms and your government has no planning in place to continue with the widening of Mona Vale Road, flood proofing Wakehurst Parkway or the widening of Powderworks Road which are the three entry and exits points into Narrabeen. The construction of the Northern Beaches Tunnel has also been cancelled.
A project of this magnitude is inappropriate in this area without arterial road infrastructure improvements.
I would not oppose this project if the above ground height of the project was reduced to three levels together with some future infrastructure construction.

The development will not be in keeping with the current building height profile in the locality, spoiling the existing low rise skyline and views. Needs to be lower.

I am writing to formally object to the proposed 6-storey development on Ocean Street, Narrabeen. I am a home owner around the corner and am deeply concerned about the scale and impact of this project on the character, amenity, and liveability of our community.
1. Inappropriate Height and Scale
A 6-storey building is completely out of character with the existing built form of Narrabeen. The proposed height will dominate the surrounding streetscape, create excessive overshadowing, and erode the village-style character that defines the suburb. Approving such a development would set a dangerous precedent for future overdevelopment in the area and take it closer towards Pittwater road through Dee Why.
2. Traffic and Parking Impacts
Ocean Street is already a heavily trafficked local road, particularly during school drop-off times, weekends, and summer months when beach visitors peak. The proposed development will significantly increase vehicle movements and on-street parking pressure, worsening congestion and reducing pedestrian safety.
3. Overdevelopment and Density Concerns
The proposal represents overdevelopment of the site, with a bulk and scale that is inconsistent with surrounding buildings and the intended character of the Narrabeen local centre. The Local Environment Plan (LEP) and Development Control Plan (DCP) seek to ensure that new developments maintain a human scale, protect local amenity, and respect the established pattern of development — this proposal fails to do so.
4. Loss of Local Character and Community Identity
Narrabeen is valued for its relaxed coastal atmosphere and low-rise, beachside village feel. A 6-storey development fundamentally undermines that character. Once a precedent is set, it becomes difficult to prevent further large-scale projects, changing the entire nature of the suburb and diminishing what makes it unique.
7. Precedent and Cumulative Impact
Approving this development would open the door for other oversized proposals, leading to a cumulative effect that would irreversibly alter the scale and feel of the area. This would be inconsistent with the community’s expectations and the long-standing planning vision for Narrabeen.
For these reasons, I strongly urge Council to refuse this development application or require substantial redesign to ensure it aligns with the existing planning controls, local character, and community values.
Thank you for considering this objection.

I object to the size and height of the proposed project. I thought there was a building height restriction In this area. Is It 5 or 6 stories In height ? Too few visitors parking for the number of residences, Parking In the streets Is at a premium now,
What makes It a Significant Development ? There Is nothing significant about demolishing an existing retirement village for a much larger retirement village, on the same size land. If this Development proceeds, It will bring more people and more cars to our already crowded streets and less trees.

Dear NSW Government,

I am writing to express my concerns regarding the proposed development at 156 Ocean Street, NARRABEEN. While I understand the importance of urban growth and development, I believe this proposal is not in keeping with the character and scale of the surrounding area and raises several issues for local residents.

Key Concerns:

Scale and Height: The proposal is for a 6-storey building, whereas the surrounding properties are predominantly 3-storey. This significant difference in height is inconsistent with the neighborhood’s character and would dominate the streetscape.

Impact on Privacy: The height and positioning of the building will overlook adjacent residential properties, particularly private outdoor areas, significantly reducing privacy for neighboring residents.

Density and Overcrowding: The level of density is likely to place undue pressure on local services and infrastructure in a small area like the narrabeen peninsula.

Traffic and Safety Concerns: The increase in units will inevitably increase traffic in the area, potentially creating congestion, safety risks, and parking challenges for residents.

I respectfully request that the council consider these issues and either:

Reduce the height of the building to align more closely with existing 3-storey structures, or

Reassess the number of units and overall density to mitigate impacts on privacy, traffic, and neighborhood character.

Thank you for considering my submission. I am happy to discuss these concerns further if required.

Kind regards,
Alexander Duran

This development is too big for the area. The infrastructure cannot cope and the impact this will have on surrounding homes is too substantial

Doesn’t align with the Narrabeen community’s coastal aspect whatsoever, and contribute to the living crisis.

NARRABEEN IS NOT DEE WHY!!!!

Narrabeen says no to 6 story high rise buildings. We are not Dee Why!!!

I am writing to formally object to the proposed development SSD-76220734, which seeks approval for a 149-apartment, six-storey building at 156-164 Ocean Street, extending through to Lagoon and Octavia Streets, Narrabeen.

Executive Summary
This proposal represents a significant overdevelopment that is incompatible with the existing character of Narrabeen. It poses serious environmental, visual, and safety concerns while demonstrating inadequate regard for community consultation. I urge the planning authority to reject this application.
Environmental Impact
The proposed removal of mature native pine trees along Lagoon Street constitutes an unacceptable loss to our local ecosystem and natural landscape. These established trees provide essential habitat, contribute to local biodiversity, and form an integral part of the neighbourhood's environmental character. Their removal contradicts principles of environmental preservation that should be fundamental to contemporary urban planning.
The development fails to demonstrate adequate environmental mitigation measures or offsetting strategies for this significant loss of established vegetation.
Overdevelopment and Visual Impact
At up to 20 meters in height, this six-storey structure represents dramatic overdevelopment for this site and the surrounding area. The scale is grossly disproportionate to the existing streetscape and neighbourhood character.
Hundreds of residents, particularly those living on the escarpment, will experience direct visual impact. Views that have defined this community will be obstructed by an imposing structure that dominates the landscape rather than integrating sensitively within it.
The proposed building envelope lacks adequate setbacks and fails to provide appropriate transitional scaling to neighbouring properties and public spaces.
Traffic, Parking, and Safety Concerns
The development will introduce approximately 149 additional dwellings to an area already experiencing traffic congestion and parking shortages. The traffic impact assessment fails to adequately address:

Cumulative traffic impacts on Ocean Street and surrounding streets
Safety risks to pedestrians and cyclists on local roads
Inadequate on-site parking provision, which will displace parking demand to surrounding streets
Access and egress challenges during peak periods
Emergency vehicle access concerns

The increased population density will place unsustainable pressure on local infrastructure that is already operating at capacity.
Inadequate Community Consultation
The 14-day notification period provided for community response is wholly inadequate for a development of this scale and impact. This abbreviated timeframe:

Prevents thorough community engagement and meaningful consultation
Limits residents' ability to fully understand and respond to complex planning documents
Undermines the principles of transparent and inclusive planning processes
Appears designed to minimise rather than encourage community input

Proper consultation requires sufficient time for residents to review documentation, seek independent advice, and prepare considered submissions. The current process falls well short of this standard.
Inconsistency with Local Character and Planning Principles
Narrabeen is valued for its coastal character, natural environment, and community-focused development. This proposal contradicts these defining features through:

Excessive height and density relative to surrounding development
Insufficient integration with the natural landscape
Loss of significant vegetation without adequate justification
Visual bulk that dominates rather than complements the neighbourhood

Recommendation
For the reasons outlined above, I strongly oppose this development application and request that it be refused. Should the planning authority consider any development on this site, it must:

Preserve all mature native trees along Lagoon Street
Reduce building height and density to align with neighbourhood character
Provide adequate setbacks from all boundaries
Conduct comprehensive traffic and parking studies with meaningful mitigation measures
Undertake genuine community consultation with appropriate timeframes

I request that this submission be considered in full during the assessment process

No other projects 6 stories high have been built in Ocean Street in many years and especially up the northern end. Moran has been allowed to throw out all the people from the existing nursing home than have the hide to say it's going to be for over 60s. If this development goes ahead...

This design and scale is a blatant contravention to the character and planning of the peninsula, both the existing and future.
It belongs in bankstown or lakemba.
6 stories in a 3 story area? There should be a call for an investigation if this progresses.