Indigo By Moran - 156 Ocean Street Narrabeen

I object to the current building height and the number of dwellings.
I do not object to a building height of 3 levels.
We do not have the infrastructure to house this many people.
The building height is ridiculously out of character for this area.
The whole peninsular is over built and therefore over populated.
This is a money grabbing exercise by the developers.
We have no decent roads in or out.
Our hospital was moved to the end of 1 laned flood prone and then gated 'shut' Wakehurst Parkway.
Mona vale road works were stopped by government making it also 1 lane each way in places
So absolutely not 6 stories on Ocean St
Over population, over sized, overshadowing neighbouring properties, not enough street parking as it is, no proper crossings for safety.

Our only mode of transport is by bus service that can't cope with the amount of people using it

Having 150 units being built is absolutely ridiculous, there is no parking as it is on the streets and having 150 units with probably two people living in each is only going to make our streets more busy. Narrabeen isn’t built to have units like that. Please don’t do this.

I object to the size, and in particular the height, of this proposed development. It is enormous in an area that has been kept to (mostly) a maximum of two storeys. Six storeys is extreme to say the least, particularly when the infrastructure in these areas remain the same.

I strongly object to the Indigo by Moran Seniors Living proposal as it stands. The 6 storey height is far too tall for our low-rise neighbourhood and will negatively impact traffic, parking, and the local character.
I urge the Department to reduce the building height to no more than 3 storeys and lower the overall density to better fit our community.
the development is too large for site and environment. To maintain the beauty and atmosphere of this beach side suburb. This is not specialised aged care living it is very expensive apartments for over 60's. Ocean street is already very busy and used as an alternative to already traffic choked Pittwater Road and would not cope with additional traffic
Take a stand and say no to this development as proposed, once the atmosphere of an area its gone its gone forever - please consider sudmissions requesting we say no to this application and scale it back
Regards
Wendie Brealey

Six stories on Lagoon street with no parking? This will create traffic chaos and it not aligned with the rest of the suburb. This is a private enterprise and will add no value to the local community. Sure keep it as a retirement village, 3 stories maximum. Based on what I can see of the development it is a monstrosity and should not be allowed to proceed given the impact on the local community via Overlook and traffic congestion.

This is totally out of place for the location. The beach will not get sun and houses around the site will be severely impacted. Six storeys is ridiculous!!! Units are fine but keep them to 3 storeys.

This is a supplementary submission.
The attached photographs are taken at a viewpoint in Loftus Street Narrabeen.
It looks towards the proposed development showing pine trees at the front of the development site. The proposed development will have a height greater than the pine trees and be immediately adjacent to the pine trees. The development will totally obscure the view from Loftus street and dominant the landscape and is unreasonable and the application should be refused.the attached photos depict the view loss that will result and the entire area in the photograph up to and above the tree line will be obscured.

The NSW Government has released the detail on the planning reforms that will apply to people living within 800m of 171 town centres and train or light rail stations across metropolitan Sydney, the Central Coast, Illawarra-Shoalhaven and Hunter regions. Here’s what you need to know.
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.

Completely inappropriate for the area and exceeded well above a suitable height for the local area. MORE over 55s buildings that benefit the older generations and push the younger generations out of the northern beaches housing market. Absolutely horrible proposal for the area that will eradicate any natural light to surrounding properties and will loom heavy over Narrabeen.

Why do developers want to take away from the local low rise of Narrabeen Peninsular along Ocean Street and the surrounding streets. Wasn’t this development originally meant to be three stores? Now it’s become a six-story 4 building eyesore development with 149 apartments — which would easily bring at least 200 cars to the area. That’s a serious safety hazard for Lagoon Street and the surrounding streets for local residents. Will there be community infrastructure to deal with this?
With every tree being removed, I hope there’s a commitment to replant 2 trees for 1 being removed. So much for privacy. Will this four-building structure be built right on the boundary lines? I’ll now be leaving my home only to face a wall of brick across the road.
This development doesn’t align with the local character of Ocean Street or the surrounding neighborhood. It feels like sheer development greed with no benefit for the community.

This scale and height of this building is not appropriate for the suburb and location, and goes against what the community wants and local planning guidelines, and will only lead to further developments of this nature, impacting the community. Traffic in this area is already problematic with no solutions for major arterials in sight.

Details of submission objection to lagoon street development are attached

Residents of Narrabeen are united in opposing the proposed Indigo by Moran development on the fragile sandbar between the ocean and the lagoon. This quiet coastal neighbourhood is not the right place for a large, high-rise complex that would upset the area’s natural balance, is prone flooding and erosion, and destroy the peaceful character that makes Narrabeen unique.
We urge Council and NSW Planning to protect our coastline and community from inappropriate overdevelopment.

Formal Objection
I object to the proposed Indigo by Moran development at 156 Ocean Street, Narrabeen (SSD-76220734) for the following reasons:
1. Exceeds Local Height Limits (Clause 4.3 Height of Buildings)
 - The site is covered by height controls under the Northern Beaches LEP Height of Buildings Map. Development in Narrabeen is generally restricted to around 8.5 to 11 metres to maintain the low-rise coastal character. This proposal appears to exceed that limit and should not be approved without a valid Clause 4.6 variation, which has not been demonstrated.
2. Ecologically Fragile Location
 - The land lies between Narrabeen Lagoon and the Pacific Ocean on a narrow sandbar that provides essential natural protection from flooding and coastal erosion. Large-scale excavation and construction will destabilise the dunes, pollute the lagoon, and damage wildlife habitats.
3. Coastal Hazard and Flood Risk - 
The area is already identified as vulnerable to coastal erosion and sea-level rise. Increasing built density here goes against coastal planning principles and increases risk to both property and public safety.
4. Incompatible with Neighbourhood Character - 
Ocean Street and Lagoon Street are defined by low-rise homes, open spaces, and coastal vegetation. A bulky multi-storey complex would dominate the skyline, increase already high traffic and parking pressure, and permanently change the village atmosphere of Narrabeen.
5. Poor Understanding of Local Conditions
 - The NSW Government and major developers are making greed based decisions about small neighbourhoods like ours without genuine understanding of local geography, community, or environmental conditions. Planning decisions made from a distance ignore the unique ecological sensitivity of this area and the lived experience of residents who understand the sandbar’s fragility.
6. Misplaced Development Priorities - 
Instead of targeting intact, natural, and thriving suburbs such as Narrabeen, the NSW Government should focus on redeveloping and repurposing decaying urban corridors such as Parramatta Road, Canterbury Road, and other underused industrial zones. These areas already have the infrastructure and zoning to accommodate higher density. Destroying pristine coastal environments and established communities undermines what makes Sydney and NSW special - the balance between urban life and natural beauty.

REQUEST
We respectfully ask that the consent authority refuse this application in its current form.
Please uphold local height limits, protect the sandbar environment, and ensure development occurs in areas that genuinely need renewal, not in unspoiled coastal communities.

Not in keeping with the area. Inadequately positioned. Detrimental to nearby properties. Totally inappropriate development! 6 stories high… absolutely no. Will create traffic mayhem.

OPENING STATEMENT
Residents of Narrabeen are united in opposing the proposed Indigo by Moran development on the fragile sandbar between the ocean and the lagoon. This quiet coastal neighbourhood is not the right place for a large, high-rise complex that would upset the area’s natural balance, is prone flooding and erosion, and destroy the peaceful character that makes Narrabeen unique.
We urge Council and NSW Planning to protect our coastline and community from inappropriate overdevelopment.

FORMAL OBJECTION SUMMARY
I object to the proposed Indigo by Moran development at 156 Ocean Street, Narrabeen (SSD-76220734) for the following reasons:
1. Exceeds Local Height Limits (Clause 4.3 Height of Buildings) - 
The site is covered by height controls under the Northern Beaches LEP Height of Buildings Map. Development in Narrabeen is generally restricted to around 8.5 to 11 metres to maintain the low-rise coastal character. This proposal appears to exceed that limit and should not be approved without a valid Clause 4.6 variation, which has not been demonstrated.
2. Ecologically Fragile Location
 - The land lies between Narrabeen Lagoon and the Pacific Ocean on a narrow sandbar that provides essential natural protection from flooding and coastal erosion. Large-scale excavation and construction will destabilise the dunes, pollute the lagoon, and damage wildlife habitats.
3. Coastal Hazard and Flood Risk
 - The area is already identified as vulnerable to coastal erosion and sea-level rise. Increasing built density here goes against coastal planning principles and increases risk to both property and public safety.
4. Incompatible with Neighbourhood Character
 - Ocean Street and Lagoon Street are defined by low-rise homes, open spaces, and coastal vegetation. A bulky multi-storey complex would dominate the skyline, increase already high traffic and parking pressure, and permanently change the village atmosphere of Narrabeen.
5. Poor Understanding of Local Conditions
 - The NSW Government and major developers are making greed based decisions about small neighbourhoods like ours without genuine understanding of local geography, community, or environmental conditions. Planning decisions made from a distance ignore the unique ecological sensitivity of this area and the lived experience of residents who understand the sandbar’s fragility.
6. Misplaced Development Priorities - 
Instead of targeting intact, natural, and thriving suburbs such as Narrabeen, the NSW Government should focus on redeveloping and repurposing decaying urban corridors such as Parramatta Road, Canterbury Road, and other underused industrial zones. These areas already have the infrastructure and zoning to accommodate higher density. Destroying pristine coastal environments and established communities undermines what makes Sydney and NSW special - the balance between urban life and natural beauty.

REQUEST
We respectfully ask that the consent authority refuse this application in its current form.
Please uphold local height limits, protect the fragile sandbar environment, and ensure development occurs in areas that genuinely need renewal, not in unspoiled coastal communities.

This complex does not fit in with the local, low rise area. The building is far too tall, nothing on ocean street is ) storeys high, out of keep with the local area, housing demand is not this high for ocean street. The building looks like a cruise ship. Parking is already an issue on ocean steet and this development will worsen this, with not enough parking spaces nor visitor spaces.

I know this area extremely well as I have lived on Lagoon St around the corner from this site, and still locally - now in Mona Vale.

I am opposed to the size of this build as it is not in line with neighbouring properties or the character of the area.

The height and bulk combined is too much. Yes, there are neighbouring properties that may get close to the proposed height, however, they are slim 1-unit-wide buildings that do not have the bulk and density of the proposed development.

I would also like to say the property owners of Loftus St, having new units look directly onto their backyards is not suitable for privacy.

My other concern is parking. Parking is already so tight on a good day, and most days near impossible. This development needs to cater 2 spots for each owner, otherwise, where will their caravan be parked?!?!

Lastly, the sheer number of units is excessive. For an area that is already suffering from bad traffic and infrastructure that is not suitable (eg the unfinished Mona Vale Rd project and the consistent flooding of Wakehurst Parkway), jamming in as many units into a space as possible is irresponsible.

Please reconsider the size and bulk of this project.

5 or 6 storey building is completely inappropriate and irresponsible planning for the designated position on Ocean and Lagoon Streets. These roads cannot cope with the current population, let alone the projection to accommodate a building/ this many occupants of this size. Narrabeen is flood zone with inadequate roads, and cannot accommodate medium density buildings. Once again, irresponsible money grab from developers without appropriate and adequate public funded infrastructure to support the population/traffic growth .

This is a very very oversized development for Narrabeen. It is totally out of character for the area!!! The sky line can not handle a building this large. The roads, shops, beach carpark, hospital and all other facilities in the area can not handle an increase in population of this size.
The fact that this is even being proposed to be built in Narrabeen is absurd.
It completely goes against why we have chosen to live in beautiful Narrabeen.
This should absolutely NOT be allowed.

I strongly object to the Indigo by Moran Seniors Living proposal as it stands. The 5-6 storey height is far too tall for our low rise neighbourhood and will negatively impact traffic, parking, and the local character. I urge the Department to reduce the building height to no more than 2-3 storeys and lower the overall density to better fit our community. We have already been assessed in 2024 and it did not meet the Department of Planning's own criteria for mid & high rise developments. Narrabeen was not one of the areas identified for mid and high rise development on the Northern Peninsula.