Indigo By Moran - 156 Ocean Street Narrabeen

This is a well throughout project to not only provide the care seniors require as they age but it releases housing for the younger generations.

The proposed development at 156 Ocean St Narrabeen is excessive for the area. The 6 storey building height is out of character with the rest of the area where nothing is above 3 storeys. The streets surrounding the site are narrow and parking is already quite difficult. There have also been proposals to change these streets to one-way streets - an indication that traffic conditions are already excessive for the current infrastructure.
The Visual Impact Analysis also shows the shadowing that will impact houses on Ocean St, Octavia St, Lagoon St & Loftus Street. This contravenes solar access provisions of the PIttwater LEP 2014. There is also concern for privacy of residents in existing dwellings - having upper floor residents of the proposed development able to look directly into their yards.
I am not wholly opposed to the development but think the scale of it needs to be changed. 6 storeys is too high.

I object to the project.
#1 Community consultation was insignificant, only asking for comment on fixtures and fittings there were no questions allowed and the moderator became quite aggressive with her responses
#2 The height of the proposed structure is not in keeping with the local environment, there are only 3 storey unit developments locally and this is excessive, attempting to flaunt the planning laws
#3 The lack of onsite parking provided for residents and visitors and support staff meaning a loss of on street parking for locals and local beach goers
#4 Increased traffic on local streets during both construction and completion
#5 The loss of old growth Norfolk Island Palm trees for both the native fauna and destroying the known Northern Beaches ambience
#6 Construction noise in relation to the EIS noting the train tracks on the southern side? (Where's the train)
We are not Narrabeen residents but walk along the beaches every morning and this development is clearly a cash grab from Moran, it is not providing much needed affordable housing, it is removing a much needed aged care facility and domestic violence hostel. It is clearly targeted at the wealthy Northern Beached community and not providing any respite for the hard-working essential service providers in our community.

I have been searching for an appropriate retirement plan with compliments to the beautiful natural environment that is evident to the area . I believe Indigo by Moran is the company to supply what is needed . I have been very impressed. with their project in Wahroonga and I know that they have the integrity to provide quality and a suitable option for retirees on the northern beaches.

The is a need for new retirement accommodation in the area and the development will be sympathetic to the environment.

This project will drastically alter the whole character of our neighbourhood/community.The proposed height compares to no other development in our immediate and wider area.The impact on traffic/parking/safety of children in the area due to increased traffic will be significant.
To call this project 'Senior Housing' seems to be contradicted by the fact that the majority of the units will be well out of the financial range of most seniors.I would argue the plan for 5 to 6 storeys is all about making the most profit for the company at the expense of consideration for the character and environment of the area.
A project of 2 to 3 storeys would be in keeping with the area and still provide significant senior housing.

Attention:
Planning Department
Northern Beaches Council
725 Pittwater Road
Dee Why NSW 2099

Re: Letter of Support – Indigo by Moran, 156 Ocean Street, Narrabeen (Senior Housing Development)

Dear Planning Department,

I am writing in strong support of the proposed Indigo by Moran development at 156 Ocean Street, Narrabeen, a purpose-designed senior housing project that reflects both the growing need and the evolving expectations of older Australians.

As the Founder of Videri Australia, an organisation recognised for pioneering small household dementia and aged care models, I have witnessed first-hand how the built environment can profoundly shape wellbeing, independence, and connection in later life. The Indigo by Moran proposal aligns with contemporary best practice in ageing by integrating design, community, and care in a way that promotes dignity, autonomy, and belonging.

The Northern Beaches community has a significant and increasing ageing population. Developments such as Indigo are essential to ensure that older residents can remain within their local networks, close to family, services, and familiar environments, while accessing housing and support that meet their evolving needs. Indigo’s thoughtful design principles, focus on lifestyle and wellbeing, and commitment to social connection will not only enhance the lives of its residents but also contribute positively to the broader Narrabeen community.

Importantly, the proposed development embodies the values that underpin Videri’s own approach: seeing the person before the diagnosis, creating spaces that feel like home, and enabling people to live with meaning and purpose at every stage of life.

I wholeheartedly support the Indigo by Moran project and commend the vision to build a community that reflects respect, inclusivity, and innovation in senior living.

Warm regards,
Tamar Krebs
Founder & Chief Experience Officer
Videri Australia

I am writing to submit my support for this project.
My parents have lived on the Northern Beaches for more than 40 years and are now looking at retirement village options that will enable them to move out of their large 4 bedroom family home into a safer and more supported apartment that is suitable to their needs. They don't want to have to leave their local area to do this and they would love to have a young local family move into their home. My Dad has a walker and so an apartment that is accessible and well located would be greatly valued.
There are very few available retirement village options for them at the moment on the Northern Beaches especially with care and our whole extended family believe a well-designed, and age friendly retirement village would be terrific. They are especially interested in the aged care beds that will be included in this development so that they can receive care and support as and when they might need it in the future.
They are very worried about what their options will be if this development does not happen and are very hopeful that the decision makers will consider how valuable this development will be for ageing parents and loved ones who love living on the Northern Beaches and want to stay here for many years to come.
Our family feel the size and scale of the development is appropriate given the huge numbers of older residents requiring accommodation and believe it has been well-designed and suited to the location especially with the norfolk pines and concealed upper level.
Thank you

I am fully in support of this proposal and believe it should be approved.

We desperately need Retirement living on the Northern Beaches and this site was previously utilised for this purpose.

Proposal in Favor of the New Indigo by Moran Project
Retirement by Moran is a leading organization in the design and management of retirement living, renowned for delivering exceptional standards of senior care. Their recently developed retirement village in Cronulla is a prime example of their commitment to excellence, setting a new benchmark for quality and innovation in senior housing. With a strong reputation for creating vibrant, well-managed communities, Indigo brings a level of professionalism and care that significantly enhances the wellbeing of residents.
Our community is facing a growing deficit of appropriate housing options for aging residents. Many seniors are still living in spacious family homes that no longer accommodate their physical, social, or lifestyle needs. As upkeep becomes increasingly challenging, these residents risk social isolation and diminished autonomy. Conversely, limited opportunities for downsizing hinder younger families from finding suitable housing within the area.
The upcoming Narrabeen development aims to directly address these issues. It proposes thoughtfully designed, accessible, and comfortable residences that allow older adults to stay within their community—remaining close to friends, local services, and social networks. By facilitating ageing in place, the project promotes improved wellbeing, safety, and overall quality of life for its residents.
The architectural approach of the development respects its context, utilizing materials, scale, and landscaping that align with the existing neighborhood aesthetic. Design elements have been thoughtfully chosen to blend seamlessly with the surroundings and to reduce visual impact on neighboring homes. Additionally, the inclusion of communal and green spaces encourages social interaction while preserving privacy and a sense of openness.

I have lived in this area for over 60 years and Narrabeen has always been an area of low density development. The Northern Beaches Council has a ruling that projects of this height can only be on the western side of Pittwater Road due to the sensitivity of the soil, proximity to the beach, local flooding and erosion etc. This is total overdevelopment being six stories high, a visual intrusion on and over the neighbouring homes, it will create traffic plus safety hazards with 300+ vehicles in Lagoon & Ocean Streets. It will cause the removal of mature trees destroying the habitat of sea eagles, kookaburras and the Powerful Owl. There was no consideration given to the Local Council as this project went straight to the State Government who know nothing of the area.

I know this development sight very well having lived most of my life on the northern beaches. The majority of my family ,all of whom are are retirees, still live in the area. I also hope to return to my roots once I retire.
The design and layout of Indigo by Moran is very sensitive to the needs of the over 55's. It is very appealing to me as an over 55 person..
I have no objection to the height which is considerably less than the ugly high rise development that has occurred in Dee Why and surrounding areas. Yes, there may be an increase in traffic. However, from what I can see parking will be more than adequate to accommodate all future residents.

Dear Assessment Officer,

I am a local resident and wish to object to the proposed Indigo by Moran development at 156 Ocean Street, Narrabeen.
While quality aged care is supported in principle, this proposal is excessive in height, scale and impact, and is inconsistent with the character and capacity of the area.

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Height and Clause 4.6 Variation

The development involves a 71.5% variation to the 8.8m height limit, reaching 21.1m, and requires a Clause 4.6 Variation.
This level of exceedance is extreme and unjustified. It fails the Clause 4.6 tests, as compliance is neither unreasonable nor unnecessary, and the variation is not supported by sufficient environmental planning grounds.

The height-plane diagrams show how out of scale the building would be in this low-rise coastal area.

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Character and Setbacks

The site is surrounded by R2 and R3 low- and medium-density housing. The proposed building is far taller than surrounding homes, with inadequate setbacks to mitigate visual bulk, overshadowing, or privacy impacts.
Its scale is inconsistent with the area’s 1–2 storey built form and would significantly alter the visual quality of this part of Narrabeen.

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Community and Council Position

Residents have expressed support for aged care, but not for high-scale development. The proposal conflicts with that feedback and with Council’s advice, which indicated it would not support the height variation due to its impacts on neighbouring properties and amenity.

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Visual and Landscaping Impacts

The landscaping does not effectively screen the building from nearby homes or soften its visual dominance. Most planting is internal to the site, offering little protection for neighbours.
Given the building’s height and bulk, much stronger boundary landscaping is required. The proposal would also cause visual impacts from the waterways.

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Flooding and Groundwater

This is a flood-prone coastal site. The proposed excavation and hard surfaces are inappropriate and will worsen drainage and water management.
The limited absorptive area for planting may increase runoff and flood impacts on neighbouring properties.
Flood evacuation is a major concern — the proposal does not demonstrate how an increased number of residents and vehicles could safely evacuate during flood events, given the already constrained road network.

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Traffic and Infrastructure

Ocean Street and nearby roads are already narrow and congested, especially in summer.
The proposal provides insufficient parking for residents, staff and visitors, which will force overflow parking into local streets. Existing infrastructure cannot support this scale of development.

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EIS and Planning Context

Section 8.2.2 of the EIS does not accurately represent the true scale and amenity impacts.
Despite the proponent’s claims, the design is not compatible with the low-density character of Narrabeen.
The site is also not within a nominated town centre under the NSW Government’s Low and Mid-Rise Housing Policy, and therefore should not accommodate development of this intensity.

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Conclusion

This proposal is inappropriate for the site and should be refused. Specifically, it:
• Exceeds the height limit by 71.5%;
• Fails to justify the Clause 4.6 Variation;
• Adversely affects visual, solar, and residential amenity;
• Worsens flooding and traffic; and
• Conflicts with planning policy and community expectations.

I am supportive of the proposal, deeming the design to be of high quality and well considered, and of an appropriate and acceptable height. In my opinion the community will gain a positive and lasting benefit from this development.
Whilst acknowledging the alternative, I am reminded that construction propels humans to reach for the skies (both physically and metaphorically). If not this development, what will be the alternative? Progress will come, this is a sound development with a vision that is inclusive of the community and contributes to a better future.

The Secretary
My name is Elaine Lindell. I am a resident of Ocean street and lived in area for over fifty years. This project is far too large and not in keeping with other developments in area. In
Addition, I am concerned about lack of immediate infrastructure, access in and out of the area due to large volumes of traffic on local access roads and Ocean street in particular, as well as storm damage and flooding risks.
This project is being built on what is essentially a sand spit between Narrabeen lake and beach. (See early photos) The ecological damage to lake and beach erosion will be enormous. Please refer to recent storm damage and in particular 1974 when this whole area was flooded and covered in sand. excavating down in a moving sand/spit peninsula to allow adequate parking will result in an unstable building especially to surrounding homes roadway as well as the proposed development. Where is common sense? Please listen to people who have lived in this area for many years and build something which will with stand the natural elements in keeping with current height and size of housing in the area and please ensure at least 50 cent of the development is available for low income residents essential for services to the elderly residents living in the remaining 50 percent and a large proportion of the northern beaches.
Please do not proceed with this development.
Thank you

















the proposed development.

My mother in law lives in the Narrabeen local area and is looking for retirement options that will keep her in the area. Indigo by Moran will provide the level of care we are hoping for her and allows her live in an area that she loves by the water.

Seniors housing in Narrabeen is really important for the community. The Northern Beaches has one of the highest proportions of residents aged 60+, and retirees have very few options to downsize. Indigo by Moran is a fantastic development designed to meet this need and I am fully supportive of it.

Please keep Narrabeen as it is, it’s busy enough and a 6 level building doesn’t fit Narrabeen style, just listen to the locals. It’s many places out there in need of growth stop getting busier our area and destroying our life style just because of potential profit.

Development is too high and not in keeping with the area

after some consideration - i object to the project