Indigo By Moran - 156 Ocean Street Narrabeen

I’m writing to strongly oppose the proposed six-storey, 149-apartment complex on Lagoon Street, Narrabeen. This kind of project is totally out of character for our area and would cause long-term harm to the local environment, streetscape, and community.

1. Loss of Mature Trees and Habitat

The plan to remove all the mature pines and gum trees along Lagoon Street is devastating. Those trees give the area shade, greenery, and character, and they’re home to sea eagles, tawny frogmouths, kookaburras, cockatoos, and so many other local birds. Losing them would strip away part of what makes Narrabeen feel alive and connected to nature. Not to mention cause harm to our already vulnerable native wildlife species.

2. Out of Scale with Narrabeen’s Character

Narrabeen has always had a low-rise, coastal feel. That’s what makes it special. A six-storey complex with nearly 150 apartments doesn’t fit with that at all. It would completely change the look and feel of the area, overshadow nearby homes, and block the ocean views that so many residents love.

3. Environmental Concerns

Narrabeen sits on a delicate sandy peninsula with a shallow water table. Heavy excavation and dense construction could cause serious problems with drainage, erosion, and local ecology. Once that balance is disrupted, it’s not something we can easily get back.

4. Aboriginal Heritage Risks

This site is close to where Narrabeen Man was discovered: an incredibly significant archaeological and cultural site. There’s a real risk that further excavation could disturb unrecorded Aboriginal remains or artefacts. This proposal fails to show the due respect and caution for the area or the Aboriginal cultural significance tied to it.

5. Visual Impact

The height and bulk of this development will dominate the local landscape and completely block long-standing views across the ocean and escarpment. It will stick out like a sore thumb in what has always been a low-rise, open coastal setting.

6. Lack of Setbacks and Overcrowding

The buildings are planned right up to the edges of Lagoon, Loftus, and Octavia Street, leaving no breathing space or greenery around them. It’s an overbuild that doesn’t reflect how the rest of Narrabeen is designed.

7. Traffic and Parking Issues

The proposal adds around 300 cars exiting onto Lagoon Street but only includes seven visitor spaces. That’s nowhere near enough. Traffic here is already busy and sometimes unsafe. This would just make it worse for everyone, including pedestrians and cyclists.

8. No Public Benefit

This is a private retirement complex, not affordable housing or a community project. There are no improvements to local infrastructure, no open space for the public, and no clear benefit to Narrabeen residents, just more congestion and less greenery. Despite offering no public value, it’s being fast-tracked as a State Significant Development that primarily serves the developer’s interests rather than the community’s.

9. Poor Consultation

Residents were told the project would bypass council and that we only had 14 days to object. The consultation sessions focused on apartment finishes and sales rather than genuine community concerns, which was dismissive and misleading.

In Summary,
This development does not belong in Narrabeen. It’s too tall, too dense, and too destructive to our environment, our streetscape, and our sense of community.
Please reject this proposal and protect what makes Narrabeen special: its beauty, nature, open space, native wildlife and pristine coastal character.

5-6 storey building in this area is too big. Parking is already limited for current residents in the immediate streets and this will only put a larger strain on us trying to find parking close to home.
Further to this, visitor parking spaces need to be more than what’s on the plans.
In addition to this, we already have struggles turning out of side streets into Ocean St due to the high amount of traffic on Ocean St. This will only add further long term congestion to the area.
We also live within direct view of the nursing home. We will lose privacy on our own property with levels higher than the current building.
Lastly, last reports said that Narrabeen was ruled out for mid/high rise buildings within 400m of town centre. Why is this then being approved? This will open the flood gates for more developers and take away from what makes Narrabeen a desirable suburb to live in compared to our neighbouring suburbs of Collaroy and Dee Why.

You cannot knock down and make six story Unit blocks, here Otherwise, every single person will and no one in this area wants that keep Taylor Village the same or update it at the same height

The 6 storey structure is not consistent with the existing 2-3 storey buildings and recently approved buildings. The federal government has already recently approved areas in Sydney and the Northern Beaches for an uplift in height limits. These were areas with infrastructure transport and amenity that could sustain an increased population. The development targets the wealthy and does not adequately consider people on middle to low incomes.
The location is also susceptible to climate change, rising sea levels, and lake levels.
Existing properties with long standing views, solar paths will be impacted negatively in regard to over shadowing and property values.
In summary, developers should be proposing developments in areas that are aligned to the government housing strategy. Near transport hubs, major shopping centres and healthcare.
I do not think a 6 story dense development of this type suits or enhances the area.

I own an adjacent property which will be impacted by the development in its current form.
The current plan has too many storeys. The 5/6 story proposal sets a precedent for further high-rise development on Ocean Street.
The future environmental impact. Traffic on Ocean street is already excessive with little or no off-street parking. The current plans describe only “7 VISITOR SPACES for 149 INDEPENDENT LIVING UNITS AND 10 BED RESIDENTIAL CARE. This will prove to be wholly inadequate.
What is the impact on water displacement with proposed 3 level basement ?
Impact of noise, impact on the natural environment + light pollution + the shadow the building will cast on the adjacent units.
I think the whole project should be scaled back to a more realistic size which will be sympathetic to the area and take into account the impact on the locale.
My concern is that, given the description of the proposed plan [including such , arguably irrelevant and obsolete luxuries as a cinema and library] suggests that the developer is solely concerned with maximising profit with no concern for the impact on the local environment.
I appreciate the need to develop the site and the greater need for aged care facilities but this project is misplaced.
What the area needs is low impact, affordable housing, not luxury accommodation , out of reach for the average person , desgined by a company with likely little concern for the wider community.

I strongly object to the proposed 5/6-storey building being considered for construction in Narrabeen. This development is completely out of character with the existing neighbourhood, which is made up of low-rise homes and a long-established, close-knit community.

Building a high-rise complex in the middle of this area will:
• Erode the community feel and character that residents value and have built over decades. The charm of our suburb lies in its sense of space, greenery, and neighbourly connection — all of which will be compromised by a large multi-storey structure.
• Set a concerning precedent for future developments. Once one large complex is approved, it opens the door for more of the same, changing the fabric of the suburb permanently. We have all seen this happen in nearby areas such as Dee Why, which lost much of its local character after similar approvals.
• Increase traffic and parking pressure on roads that are already congested. The surrounding streets and infrastructure are not designed to handle the additional volume of cars, delivery vehicles, and visitors that a development of this size will bring.
• Put strain on local facilities and services, including schools, medical centres, parks, and public transport — all of which are already under pressure from population growth.
• Impact privacy and sunlight for nearby residents, as the height and bulk of a 5/6-storey building will overshadow neighbouring homes and reduce natural light.
• Alter the streetscape and visual appeal of the area, replacing open views and consistent low-rise architecture with an oversized, dominating structure.

Instead of introducing high-density housing, could council consider upgrading or redeveloping existing facilities within the current scale and character of the area? There are often more sustainable ways to rejuvenate a community without fundamentally changing its identity.

This suburb has thrived because of its cohesive design, livability, and sense of belonging. Approving this development risks losing what makes the area special in the first place.

I live at 49 Arnott Cresent Warriewood and this project is being built in my community and I use Ocean st almost every day either driving or walking.

This project conflicts with the local standards of the area and exeeds the permitted height set by council. The proposed highrise will block sunlight to neighbouring houses particularly those to the south in Loftus st whose backyards will now have this building towering over them and almost certainly block the winter sun from entering their homes. The overshadowing and loss of sunlight is unacceptable for the residents all around the project. The project will prematurely overshadow the beach in the afternoon.

Parking is a major issue in the area and there are not sufficient carspaces for the number of units nor appropriate visitor parking. There is unsufficient street parking , particularly in summer when the general public are trying to access the beach.

In summary the project is unsuitable for the area and any new developments should complement the local area and provide sunlight and views for all. Narrabeen is not part of the higher density areas allowed under the revised SEPP for medium density housing.

Please respect the local residents who will be adversely affected if this project is approved and bring the density and height back to the standards set in the LEP and DCP of Northern beaches council.

Regards

Vicki Stephenson

I have several objections to this project.

My first concern is the contradiction in diversity for the area as suggested is addressed in the submission.

In the social impact report, it identifies in several areas a comparison between stats in the local area compared with the larger community within the local government area. There is a clear skew to older demographic groups ALREADY residing within the local area and at a much greater percentage compared to the LGA. Additionally, young familys with kids is greatly less than LGA comparisons, leading to the question, how is catering for under represented groups achieved with this project?

It is not.

Narrabeen already houses large numbers of seniors. Where is housing for young people and families, albeit affordable?

In addition to this, currently, the local community has higer than the LGA comparded average for health concerns. With Mona Vale hospital closed and replaced with Nothern beaches hospital, I argue the placement of such a large faculty is a terrible choice given the distance.

As for other medical services, in walking distance, there are a handful of small , basically corner shop size, services in the local area. I use the local dentist myself and typically find the waiting times for non urgent appointment can run into weeks waiting. I am a full-time parent, and with the kids at school, I think I have great flexibility and options and yet still find the wait times can feel like I live in a rural town.

With several friends and family living on Ocean street, I've noticed in the 15 years I have been here, increases in traffic, congestion and parking. Ive seen little improvement in the spaces reserved for parking and think the parking proposal covers only the residents in the complex and has not addressed the additional requirements for services needed. Older people need to either travel too or have in care services. How is the local area to deal with an influx of trades and services that these people will require and use? I know of other elderly family members who get often multiple daily care visits. Where are these poeple going to park?

Green spaces are mentioned as well. Looking at the plans, I see the majority of established, and I also argue iconic Norfolk pines, are slated for removal. Additionally, the compound structure excludes any neighborhood benefit as it seems all new green spaces are securly contained to the inner compond, for exclusive use of residents. Those closer to the site bordering the complex will have far more bricks and walls than "community friendly" green spaces.

Affordability is a major issue for me as well. Should this development proceed, as it will be one of the largest structures on Ocean st, it stands to reason that the views from this complex will attract a very premium price point. Given the project exceeds height restrictions any neighbor would be limited too, this complex is a luxury getaway for the wealth, disguised as essential seniors care.

Dear Assessors,

I wish to formally object to the proposed “Indigo Moran” retirement living development at 156 Ocean Street, Narrabeen. My partner and I reside approximately 50 metres from the proposed site, on the corner of Octavia and Lagoon Streets, and have serious concerns about the project’s scale, amenity impacts, and incompatibility with the established character of our neighbourhood.
1. Inconsistent with the established low-rise coastal character
The Narrabeen peninsula is characterised by predominantly one- and two-storey dwellings, interspersed with small-scale three-storey apartment blocks. The proposed five- to six-storey complex represents a dramatic and visually intrusive departure from the existing built form.
The excessive bulk and height will dominate the streetscape and surrounding low-rise residences.
The visual impact will be particularly pronounced given the narrow and low-lying nature of the peninsula.
The proposal conflicts with the Northern Beaches LEP and DCP controls intended to preserve the low-scale coastal village character of Narrabeen.
2. Overdevelopment of a constrained and sensitive site
This site sits on a narrow coastal strip between the beach and the lagoon, an area with constrained road access, limited infrastructure, and known environmental sensitivity.
The proposal represents overdevelopment, placing disproportionate population pressure on local roads, drainage, and parking.
The proposal will significantly increase local traffic on Lagoon Street and Octavia Street, which are quiet residential roads already showing signs of surface deterioration. These streets were never designed for high-volume traffic associated with large-scale developments.
Insufficient on-site parking will likely lead to spill-over parking on neighbouring streets.
3. Unacceptable privacy and overlooking impacts
The proposed upper-level apartments will have direct sightlines into surrounding properties, including the living areas of nearby homes such as ours.
This loss of privacy is inconsistent with the reasonable expectations of adjoining residents.
Screening and setbacks indicated in the plans appear inadequate to mitigate overlooking from a building of this height.
4. Adverse traffic and pedestrian safety implications
Lagoon Street is a narrow, local road used by pedestrians, school children, cyclists, and beachgoers. Increased vehicle movements, including service vehicles and resident traffic, will create safety risks and congestion.
The street’s design and poor surface condition make it unsuitable for sustained increases in traffic flow.
The likely need for construction vehicle access will further exacerbate these issues for an extended period.
5. Cumulative and precedent impacts
Allowing a project of this scale to proceed in such a low-rise area would set a troubling precedent for future high-density development along the Narrabeen peninsula. Once this scale of development is approved, it becomes increasingly difficult to resist similar proposals, fundamentally altering the character of our community.
6. Inadequate consideration of community character and amenity
The proposal prioritises built form intensity over compatibility with the existing residential fabric. True “retirement living” developments should integrate harmoniously into their communities, not overwhelm them. This project risks eroding the peaceful, coastal village feel that makes Narrabeen such a desirable and liveable suburb.
Conclusion
For the reasons outlined above — excessive height and bulk, overdevelopment of a constrained site, traffic and safety concerns, privacy loss, and inconsistency with local character — I respectfully urge the Department to refuse this application or require significant redesign and scale reduction to align with the surrounding environment.
Yours sincerely,
Resident – Lagoon Street, Narrabeen

Too High Too Wide Too Big Too ugly.
1 - The surrounding area is mostly two story. Six stories is absurd. What is more its almost an entire block in area.
Narrabeen is excluded from the NSW Govt housing reforms due to it not being a central transport or shopping hub.
Also this block is more than 400 metres from the main area of Narrabeen.
2 - Not enough parking for residents. Not enough parking for guests. Not enough parking for workers.
3 - The building arrogantly bursts out beyond the SetBack that all other developments have complied with.
4 - A restaurant as part of the development . This is a residential area. Possible bar.
5 - Established trees torn down.
6 - Dust/Noise/tradie parking???
Thank you for your consideration - Mark

Leave our home alone do you have to ruin every single place on the beaches!

I do not support upsizing projects in Narrabeen

The General Manager
Northern Beaches Council
Attention: Development Assessment Team

Subject: Objection to Development Application – Over 55s Housing Development (5 Storeys, 3 Basement Levels, Height 21.1m), 156 Ocean St Narrabeen - SSD-76220734
Dear Sir / Madam,
I write to formally object to the proposed Over 55s residential development at 156 Ocean St Narrabeen on the following planning and amenity grounds. The proposal, as currently designed, represents a substantial departure from the planning controls, established character, and community expectations for this area.

1. Inconsistent with Surrounding Character and Built Form
The proposed five-storey building, incorporating three basement levels, is grossly inconsistent with the prevailing character of the surrounding locality, which is defined by:
Predominantly single and two-storey residential dwellings, and Low-rise residential flat buildings of two to three storeys.
The excessive height, bulk, and massing of the development introduce an inappropriate intensity that is out of context with the established built form. The proposal will dominate its surroundings, disrupt the visual transition between buildings, and erode the low-scale residential character that the Local Environmental Plan (LEP) seeks to preserve.
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 variation allowed under the State Environmental Planning Policy (Housing for Seniors or People with a Disability) 2004 (SEPP Seniors). Such a significant non-compliance: Represents an unjustifiable breach of statutory planning controls, Results in unacceptable visual intrusion, overshadowing, and view loss, and Undermines the integrity of the local planning framework. The proposal clearly fails to satisfy the height objectives of the LEP and Development Control Plan (DCP), which require new development to be compatible with its context and to protect neighbouring amenity.
3. View Loss for Neighbours and Public Areas
The excessive height and bulk will cause substantial view loss for adjoining residents and the public domain. In particular:
Private views to key landscape vistas will be obstructed,
Public view corridors from surrounding streets and open spaces will be diminished, and The applicant’s photomontages are misleading, as they understate the relationship between the proposed building (at RL 21.1m) and surrounding dwellings, implying a false equivalence with two-storey houses of approximately 6m height.
This misrepresentation conceals the true scale and visual impact of the proposal.
4. Inadequate Setbacks and Lack of Height Transition
The proposal provides insufficient side and rear setbacks, exacerbating perceptions of bulk and massing and failing to provide an appropriate transition in scale to adjacent low-density dwellings. The absence of building articulation or stepping results in a monolithic built form that dominates its surroundings rather than integrating sensitively with them. This outcome is contrary to the DCP’s urban design principles, which seek to minimise visual bulk and protect neighbouring privacy, solar access, and outlook.
5. Removal of Significant Vegetation
The development involves the removal of a substantial number of established and mature trees, some of which may possess heritage or ecological significance.
This loss: Erodes the landscape character and green canopy of the area, Removes important habitat and biodiversity value, and Eliminates screening vegetation that currently mitigates built form impacts. The unnecessary extent of vegetation removal demonstrates poor site planning and disregard for the environmental and aesthetic value of existing trees.
6. Adverse Microclimatic Impacts (Wind and Heat)
The proposal’s excessive bulk and siting will significantly alter local airflows and microclimatic conditions, leading to:
Reduced natural ventilation for surrounding dwellings,
The loss of cooling breezes, and The creation of heat traps contributing to the urban heat island effect.
These impacts will detrimentally affect neighbouring residential amenity and environmental sustainability.
7. Insufficient Car Parking and Traffic Impacts
The proposal provides inadequate parking for residents, staff, and visitors, contrary to the requirements of both the SEPP Seniors 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 for higher volumes. Furthermore, the excavation of three basement levels raises significant concerns regarding construction traffic management, noise, and vibration impacts over an extended construction period.
8. Overdevelopment and Over-Intensification of the Site
The development constitutes clear overdevelopment, with a density, height, and floor space ratio far exceeding that suitable for the site and locality. It fails to respond to site constraints and does not deliver genuine public benefit or design excellence to justify the magnitude of variation sought. Instead, it results in unacceptable environmental, visual, and amenity impacts.
9. Cumulative and Precedent Impacts
Approval of this application would establish an undesirable precedent, encouraging similar non-compliant developments across the locality. Over time, this would erode the low-density character and residential amenity that define the Narrabeen area.
10. Inconsistency with LMR Stage 2–2025 Reforms
The Northern Beaches LMR Stage 2–2025 planning reforms introduced increased height allowances (up to 21m) for specific town centres within 800m of major centres such as Dee Why, Mona Vale, and Manly. Following community consultation, several areas—including Narrabeen—were specifically excluded from these reforms in recognition of community objections to excessive density and height increases. This development, at 21.1m, effectively seeks to impose those same higher density outcomes on an area that was expressly excluded. To permit such a proposal would grant an unfair advantage and undermine the intent of the State’s planning reform outcomes.
11. Lack of Consultation
As a nearby resident, I did not receive any notice, correspondence, or letter drop regarding this development proposal. This raises serious concerns about the adequacy and fairness of the public notification process. The development should not be determined until the State and Council are satisfied that all affected residents have been properly notified and provided a reasonable opportunity to review the proposal and make submissions.
12. Conclusion
In summary, the proposed development is:
Excessively tall and bulky;
Inconsistent with the existing and desired character of the area;
Non-compliant with key planning controls;
Environmentally destructive through unnecessary tree removal; and
Likely to generate significant amenity, traffic, and environmental impacts.
The proposal represents an over-intensification of the site and should therefore be refused.
Should the State or Council be minded to consider approval, the proposal must be substantially redesigned to:
Comply with the maximum height and setback controls;
Retain significant vegetation and improve landscaping outcomes;
Reduce visual and environmental impacts; and
Provide adequate parking and a sensitive height transition to adjoining properties.
Yours faithfully,
Chris Girling

To whom it may concern,
I am firmly against the proposed six story over development, (SSD-76220734) of Narrabeen as it goes against the character of the street (Ocean St) and the general character of the suburb of Narrabeen.
I can remember many years ago, (late nineteen sixty's or early seventy's) a consortium of developers were proposing to build "The Gold Coast on the Northern beaches" with high-rise from Manly to Palm beach!
Fortunately this did not happen.
I can see this is a similar attempt to over develop not only Narrabeen but the Northern Beaches again though probably not to the same gross extent, however this is probably just the beginning...
It is well known that the Northern beaches is one of the most affluent parts of Australia, it is also well know that it is one of the worst managed with the council finding itself in deep financial troubles due to its utter incompetence!
This development seems to be a desperate attempt to dig themselves out of a hole of their own making, and to be truthful, one wonders what backroom deals might have been made to change the suburbs zoning to benefit this and future developers plans?
I am not against development, but it must be in keeping with the character and spirit of the suburb and it's environment, and this proposed project is defiantly not in the best interests of the residents of Narrabeen or the Northern beaches in general.
Yours Sincerely,
Robert Greenberg
0413996795

- traffic is already unbearable
- this will change the face of Narrabeen
- I chose to live in Narrabeen as its not high rise Dee
why
- the infrastructure cannot cope with a large development like this. (Roads, Sewerage,
Drainage)
- parking is already a problem in the area.
- the serenity of Narrabeen will be abolished with 6 story buildings.

Narrabeen doesn’t not have the infrastructure, roads or parking space to support a building of this size. The size and design is also in total opposition to the rest of the area and community standards. Narrabeen is a quiet, spacious, relaxed suburb. This project will threaten that. As a nearby resident, myself and my neighbours will be directly impacted by the works and the influx of people this project will bring if completed. As it is, Narrabeen has tight streets, limited parking and crowded housing. Narrabeen cannot support this project, it’s simply not sustainable for our small community.

I object the project:
1. It’s a flood zone for such a tall / large development
2. Narrabeen is a bit special, it’s not an area for large developments like thus

We used to live very close by to this development for 6 years so know the area and street well, there is no way this small coastal penisula can cope with the size of this development. Traffic and parking is already horrendous, even with parking for residents if they have visitors there would be no where to park. Can’t even imagine the environmental factors of the height of this building on the surf and beach. We also drive our daughter to school a few blocks from here it is hard enough getting parking and doing kiss and ride with current parking. It is such a beautiful area because it has not been developed with high rises. The community does not want this at all!

I am writing to formally object to the proposed Indigo by Moran development in Narrabeen. As a local resident, I am deeply concerned that this project will have a significant and irreversible impact on the character, environment, and livability of our community.
1. Traffic and Parking Impacts
Narrabeen already experiences heavy congestion, particularly along Pittwater Road and Ocean Street, during peak hours and weekends. The proposed development will add a substantial number of vehicle movements to an already strained road network. Parking availability is already limited, and the development’s scale will worsen the problem for residents, businesses, and visitors alike.
2. Excessive Building Height and Density
The proposed building height and density are inconsistent with the established low-rise coastal character of Narrabeen. Allowing such a large-scale, high-rise project would set an undesirable precedent for further overdevelopment in the area, undermining the local planning controls designed to preserve the suburb’s village feel and coastal charm.
3. Environmental and Amenity Concerns
The increased overshadowing, loss of privacy, and visual bulk of the proposed structure will negatively affect surrounding residents. Additionally, the scale of the development poses potential risks to local flora, fauna, and Narrabeen Lagoon’s delicate ecosystem.
4. Community Character and Infrastructure Strain
Narrabeen is valued for its relaxed, community-oriented atmosphere. The influx of additional residents from a large-scale development will place pressure on local infrastructure, including public transport, healthcare, and community facilities, which are already under strain.
For these reasons, I urge the Council to reject the Indigo by Moran proposal in its current form and to uphold the planning principles that protect Narrabeen’s unique coastal identity and livability.
Thank you for considering my submission.

I object to the size of the development. 6 stories is far too large and would change the charming feel that narrabeen has. I would not be opposed to a 3 story development which is in line with all the other buildings in the area currently. Added to my concerns is the congestion it will cause in the area due to added traffic, adjoining streets loftus and Octavia are very narrow and will not handle added congestion very well. Additionally it will increase traffic and danger hazards for children at nearby st Joseph’s primary school. Narrabeen is not the correct location for a high density 6 story development.