Indigo By Moran - 156 Ocean Street Narrabeen

My mother lives in the Narrabeen local area and is looking for retirement options that will keep her in the area. We like the look of Indigo by Moran in terms of architecture and proximity to the water as well as the proposed quality level of the development.

The Secretary
Department of Planning, Housing and Infrastructure (DPHI)
Subject: Objection to SSD-76220734 – 156 Ocean Street, Narrabeen
I am a resident of Narrabeen who lives at 8/1 Tourmaline St Narrabeen and I regularly use the surrounding area for walking, accessing the beach, and local services. I am writing to formally object to the proposed State Significant Development (SSD-76220734) at 156 Ocean Street, Narrabeen.
My objection is based on key planning concerns related to Incompatibility, Unsuitability, and Traffic/Accessibility.
The proposed six-storey apartment complex is incompatible with the established character of Narrabeen’s mostly low-rise, beachside environment. The surrounding built form is predominantly one- to three-storey dwellings and small residential blocks, which collectively create a relaxed coastal character consistent with the area’s village and seaside identity.
A six-storey building of this scale will visually dominate the streetscape and significantly alter the character of Ocean Street. The bulk and height of the development will result in a loss of visual cohesion, with a structure that is out of proportion to neighbouring properties. The increased building height will also overshadow adjoining properties and public areas, diminishing amenity and sunlight access for existing residents.
The site and surrounding infrastructure are unsuitable for development of this density. Narrabeen’s local infrastructure — including water, drainage, and street parking — is already under pressure. The addition of 149 new apartments represents an overdevelopment of the site that exceeds what the existing local environment and services can sustainably support.
The proposed scale does not reflect the planning intent of the area, which prioritises preserving the natural coastal setting and low-rise built form. The proposal fails to maintain an appropriate transition between the residential character of Ocean Street and the sensitive coastal reserve nearby.
Ocean Street is a narrow local road that already experiences high pedestrian and vehicle activity, especially during weekends and summer months. The proposed development will introduce a substantial increase in vehicle movements from residents, visitors, and service vehicles associated with 149 new apartments.
This will worsen congestion and raise significant safety concerns for pedestrians, particularly children and beachgoers who walk along this section of the street. The street network is not designed to accommodate this level of additional traffic, and the proposal does not demonstrate how safe and efficient access can be maintained without compromising existing road users.

In summary, the proposed development at 156 Ocean Street is incompatible with the surrounding character, unsuitable for the existing local infrastructure, and will create traffic and accessibility issues that will reduce the safety and amenity of the area.
I respectfully request that the Department of Planning, Housing and Infrastructure refuse SSD-76220734 in its current form and instead seek a proposal that reflects the coastal character and scale appropriate to Narrabeen’s planning context.

Yours sincerely,

Kathryn Maree Kartikeyan
Resident at 8/1 Tourmaline Street Narrabeen
5th November 2025

Please see my attachment for objection to Moran Development in Narrabeen

A 6-story building on Ocean Street will ruin the area's aesthetics and culture. There also isn't the infrastructure for the additional traffic. Parking is already a problem, and the side streets (Octavia, Lagoon, etc) are very narrow. This will cause issues.
Once one property is built, others will want to build to that height, or higher, and Narrabeen will turn into another Dee Why. This area retains its value and charm by having low buildings with some personal houses scattered throughout.

IAs a Northern Beaches resident for the past 20 years - I think this plan is a great idea and will address the major concern we have on the Northern Beaches with not enough Senior Living Housing.

I feel there has been a lot of thought given into the plan and is in keeping with the region with its trees and use of setbacks.
There is concern about the size but when you look at the size of Freshwater village and other similar villages this is small in comparison.

1) The Palnning Minister for NSW did not include Narrabeen in the new High Rise sector of the Northern Beaches where the State Government overrules the Northern Beaches Council. As this is a 5 - 6 Storey building it is not a fit for Narrabeen and is way out of character with the Suburb and its current 2 storey developments.
2) The Premier Mr Minns and the Planning Minister Mr Scully have NOT visited the site or in fact arranged to have any Dialogue with Residents of Narrabeen regarding this so called Aged Care faciity. Please communicate this message to the Premier and Sate Planning Minister.
3) The proposal states 10 Care Beds and 149 Units, this is not Affordable Housing as the Government States as the Units are in the $5 - $6 Million Dollar range. Not Affordable.
4) Parking currently Narrabeen and especially Ocean Street, Octavia Street, Loftus Street are all fully parked out either by Land Owners or Tennants of other properties in the vicinity of these Streets. The Developers have allowed for 7 Car Spaces for Visitors how rediculous.
5) There has been No Community consultation on this Project of Major State significance so called. Please arrange for more time for people to be shown the true reason for this development and that is a cash grab by Moran Health or should I say Moran Real Estate.

I have been a resident on the Northern Beaches my whole life. I support medium density housing and believe the existing three storey building height is a great compromise. My three children are unlikely to be ever able to afford living on the Northern Beaches without more medium housing being built. However, this development ranks right up there with Flight Deck as a blot on the landscape that should never have been allowed to be built.

My reasons for objecting to this proposal are as follows:
No Resident Benefit
This development will benefit a select group of extremely wealthy residents. It will not help my daughter who is a school teacher ever be able to live on the northern beaches. Why would this group be given 'special treatment'?
Extreme overdevelopment
As I mentioned the Flight Deck complex is a blight on the landscape and should never have been allowed to be built. This development is right up to that standard in terms being completely out of scale with the rest of the suburb, and despite what the developers may say, this is not a sympathetic development blending in with the current landscape
Visual intrusion and overshadowing
The scale of this development would cause their neighbours to have to dwell in the shadows. It will block existing veiws and will completly dominate the neighbourhood homes.
Traffic chaos and disruption
Ocean Street is already an extremely busy road. Parking in the area is a nightmare. Imagine the chaos that will because during the building of this proposed monolith, and then the subsequent residents cars will add over 300 traffic movements. This will mean either more accidents and possible loss of life, or reduced speed limits and speed reduction requirements. Given the lack of public transport options on the beaches, forcing more people to have to drive to work, this problem will compound on major roads north and south of Narrabeen.
Flood and Tidal risk
We have already seen and are paying for the damage cause by building too close to the ocean. Collaroy is the poster child for this situation. And yet, a kilometre down the coast, this development is being proposed less than 100m from the sand. They will be building on sand as well which is not suitable for such a large building. They intend to build a large underground carpark that will impact the local water table and represents a flooding risk in heavy rain.
Removal of existing established trees
Trees keep our streets and suburbs cool. Just because a developer wants to develop a mini suburb that is inwardly focused on a 'village green' that no one else in the suburb can benefit from is not an excuse to allow for the removal of large, established trees. Trees that also help with the stability of the land to help combat flooding and possible erosion.
Protecting our Northern Beaches natural environment
Apart from tearing down the trees which provide habitat for a number of native bird species and other fauna such as possums, this Gold Coast style complex does nothing to add to the suburb or existing residents.
Lack of consultation
There was no consultation from the developers and they have clearly no intention of working harmoniously with the rest of the residents of the area.

Bring on medium density in our area, but this development brings nothing to the community, the area or the environment. I strongly object to this development being approved.

Objection Summary
I am a resident of Ocean St Narrabeen and wish to formally object to the proposed Indigo by Moran seniors housing development at 156–164 Ocean Street, Narrabeen. The scale and intensity of this proposal are entirely inappropriate for this sensitive coastal site and inconsistent with local planning controls. The lack of parking already on Ocean St is a major concern and having a complex of this size and construction for a long period will drastically impact residents, safety and availability.

Key Concerns
1. Overdevelopment and Non-Compliance – The proposal exceeds the intended scale of the R2 Low Density Residential Zone under the Northern Beaches LEP 2011. Its 21.5m height and bulk disregard Clause 4.3 Height of Buildings and the Housing SEPP 2021 design principles.

2. Environmental and Coastal Risk – The site sits within mapped Coastal Environment and Coastal Vulnerability Areas under the Coastal SEPP 2018. Excavation over 11m deep poses flooding, groundwater, and structural risks.

3. Poor Design and Minimal Sustainability – The BASIX assessment barely meets minimum standards with little passive design or energy efficiency, contrary to Clause 3.6 of the Housing SEPP and Section B5 of the DCP.

4. Lack of Transparency and Consultation – No meaningful consultation was undertaken before lodgement, and the public exhibition period of only two weeks was unreasonably short.

5. Governance and Precedent – The absence of an Independent Design Review Panel undermines confidence in the process. Approving this would set a dangerous precedent for large-scale overdevelopment along Narrabeen’s coastline.

Public Interest
Under section 4.15 of the Environmental Planning and Assessment Act 1979, developments must demonstrate consistency with planning instruments and serve the public interest. This proposal offers no genuine community or environmental benefit and undermines the principles of sustainable coastal planning.

Request
I respectfully request that the Department refuse SSD-76220734, or alternatively require a full redesign that:
• Reduces height, bulk, and excavation depth;
• Improves sustainability and BASIX performance;
• Retains mature trees and expands deep-soil areas;
• Undergoes independent design review; and
• Is re-exhibited with proper community consultation and an extended timeframe.

SSD-76220734 / 156 Ocean Street Narrabeen NSW 2101
I oppose this development going ahead in its current form because 1. There is no local benefit - this is a private retirement development offering no affordable housing, prices for these high end apartments are starting at around $3,000,000. 2. This is overdevelopment - 6 story, 149 apartment complex is completely out of scale & character with the rest of Narrabeen. 3. There will be a considerable visual intrusion, blocking of ocean views & overshadowing neighbouring homes, which will also devalue these long-standing properties. 4. Increased traffic and safety hazards with 300+ vehicles using Lagoon Street for access to the property. 5. This development is in a flood and erosion zone which is unsuitable for dense development 6. The removal of mature gum & pine trees to make way for this development will destroy wildlife habitat, including birds such as Sea Eagles, Tawny Frogmouths and Kookaburras amongst many others. 7. There will be an environmental impact on the fragile dune systems and local water table with the development extending approximately 11.5 metres underground and 21.5 metres above ground. 8. Aboriginal Heritage Risk - The site is near where Narrabeen Man was discovered, excavation risks disturbing unrecorded Aboriginal remains. 9. Visitor parking - the provision of only 7 visitor parking spots for 149 apartments will increase the pressure on the already limited on-street parking. 10. There will be no community infrastructure improvements, the surrounding roads are already congested, especially during the summer months when Narrabeen Beach attracts significant numbers of beachgoers.

Dear Secretary, DPHI: Objection to SSD-76220734 – 156 Ocean Street Narrabeen.
I am concerned resident that doesn’t want the area destroyed, I oppose the development for these reasons
Environment: The planned removal of mature native pine trees along Lagoon Street. These trees are a critical part of our natural ecosystem, and their removal would be a considerable loss to our community's natural landscape.
The size of the development: poses visual obstruction and is undeniably an overdevelopment of the area. A 5–6 storey complex with 149 units is completely out of character with the area. Ocean Street is a low-rise, beachside community made up of family homes and small complexes. A large-scale project like this would overwhelm the landscape, increase congestion, and erode the relaxed coastal feel that defines Narrabeen.
Traffic/Accessibility: I frequent the area and I am worried that the traffic from increased population will exacerbate an already struggling local traffic system.
Lack of community consultation: there was not enough information and time for the community to fully understand the impact this development will have on the area .

Proposed Development at 156 Ocean Street Narrabeen

I object to the scale of the proposal and its impact on the surrounding environment.
It is grossly out of proportion compared with the local community.
It substantially exceeds the LEP height restrictions by over 70%, as stated in the Clause 46 Variation Request.
The various supporting reports gloss over or minimize the many impacts of the proposal.

Submission to vary Clause 46.
• Contains generalized statements and legal references that do not justify height variation
• Whilst the need for additional aged care on the northern beaches is justified, this can be achieved in other ways other than increasing height. Other sites need to be considered.
• The suggestion that the height restriction is unreasonable and unnecessary has not been supported in the request
• The statement “variation allows for the orderly and economic use of the land in a manner which is appropriate considering the site’s context and is such justified” is not supported. It confirms that the variation is requested to increase the financial benefits to the developer
• The alternative complying design suggested clearly shows limited architectural input leading to a very bland design…intentional??
• Good aspects of the proposal can be incorporated can incorporated into a complying design
• Existing large Norfolk Island pines identified by First Nations and local residents, are presented as mitigation for increased height….this is not a valid argument
• Supporting documents report no impact over a range of elements related to increased height….this clearly inaccurate
• “Proposal delivers appropriate context” is meaningless

Traffic Impact
• All construction traffic to be diverted into Lagoon St via narrow connecting roads is not appropriate. These roads will need to be rebuilt and funded by Northern Beaches Council(NBC)
• Does recently adopted NBC Local Traffic Management Plan consider impacts of this development
• Currently parking on Lagoon and surrounding streets is a premium. This development with exacerbate the situation. Providing only 3 staff parking bays reinforces this
• Green Travel Plan is full of generalised and aspirational statements not connected to current reality.
• The statement that the proposed development “will not present any adverse traffic implications” is so divorced from the real world that it puts the credibility of the whole report at risk

Stamped Drawings
• Cover Sheet photos confirm the substantial visual impact of the over sized development
• Context drawings clearly show the dominance of the proposal over adjacent residents and the adjacent environment
• The retention of a few Norfolk Island pines will not hide the intimidation of the proposed building

Visual Impact Assessment
• It is inaccurate for the Executive Summary to suggest that the proposal will not have significant visual impact. This is not supported in the report
• Photomontage generally gives a deceptive impression of the visual impact, for example View 02 indicates a much lower height dominance compared to View 03
• View 04 probably gives a more realistic visual impact although camera angle and location could still be deemed deceptive
• The suggestion that driving passed will have only a brief impact overlooks the impact will have on the amenity of the walkers and cyclists
• The statement that the proposal is generally consistent with surrounding buildings is grossly inaccurate

The project is not in keeping with equity of visual access by other properties. This is because of the excessive height being 5or6 storeys. There are no other such properties in the location. The shading of neighbouring properties will reduce their equity of living in their properties with overlooking destroying their privacy.
Further the excessive number of residents will lead to gridlock around this area. Staff contractors suppliers etc..
This excessive sized development will destroy the local community beach feel of Narrabeen and will open the development process for further excessive developments thus destroying the local community.

N/a

The proposed 6 storey strucure is totally unsuitable for the area - it is a local, residential area and there are no other 6 storey buildings around that area. It is ludicrous that a building this size is even thought of for this area.
The original facility was for aged care and when it was sold, it was supposed to be for another aged care facility. This planned structure only has capacity for 10 beds. It is NOT a similar facility offering aged care.
The proposed plans show insufficient parking for residents / staff. Increased number of cars will also add to congestion in the area and cause added parking concerns in the surrounding streets. The building will impact shade on neighbours, views will disappear, the value of surrounding houses will drop and it will heavily impact the already stretched street, electricity and sewer infrastructure.
There has been insufficient community consultation - people living in the area want a say.

I have lived in Narrabeen for over 20 years. In that time there has been limited improvements to roads, shopping and in particular parking. Whilst i am totally supportive of development, the community needs to be considered. A six storey development with limited parking is out of character with the area. We simply do not have the infrastructure for huge developments. There are already 3 major developments set down for my neighboring area in Warriewood, and ingleside, there is no provision for the extra parking in the area, already it is one lane either way, the traffic on the weekend is already at capacity, the beachfront is not far away and then is anyone going to be able to go to the beach at all? with NO Parking or infrastructure at all? . The Northern beaches is neglected by most governments who simply do not seem to care or consider the impact of the rubber stamped developments. Also the height and many units proposed in the development will overlook many other neighboring properties and therefore obstruct all privacy. It is certainly not adding any value at all to the area. A smaller not too high development would be more viable and only if works were thought about traffic, privacy and parking.

Please see attached submission.

I am an architect living on Lagoon Street. While I am generally supportive of the Indigo by Moran proposal I would like to make the following comments:
-supportive of development for aged care / retirement living with onsite amenities and generally increasing density.

-concerned about the general visual bulk of 5-6 storeys in an otherwise typically 2-3 storey development area. There are some instances in the neighbourhood of 4 storey apartment buildings which I believe should be the precedent for this proposal. I would suggest that 5 storeys maximum would be an appropriate proposal and the development should be reduced by a storey.
-concerned about increased traffic to Lagoon Street, a quiet narrow two way street with parking on both sides. Can there be provision for carpark access off both Ocean Street and Octavia Street to reduce the impact on Lagoon Street? The existing aged care facility has an off-street entry which I believe should be reinstated in this proposal to allow for more relaxed set-downs and pickups. Alternatively the main entry should be aligned with the street bus stop & pickup/drop off.
-To decrease local traffic by the residents, will there be a shuttle bus or similar service to mobilise residents in a 5km radius?
-Also concerned about the increase of traffic for visitors / guests and street parking which is already difficult in summer. Is 5 visitor carparks (incl. 1 DDA) sufficient to accomodate guests?
-concerned about the amenity / private open space / overshadowing to the residential dwellings on Loftus Street - with the visual bulk of 5 storeys to their immediate north. I am not convinced that overlooking / overshadowing has been adequately addressed by the proposal.

-Will the apartments / units include affordable retirement living housing ?
-Why is the Aboriginal Heritage report partly redacted?

Indigo by Moran appears to be a well-considered and expertly designed building for retirement living. As someone over 55 years I am interested in quality developments tailored to enhanced retirement living. I would be keen to live in such a development and support the project.

This plan is an absurd over-development of a quiet, coastal area. There has been no community consultation, showing a blatant disregard for residents, probably because the applicants know very well that this abomination will be rejected outright by the community. Before any large scale development like this is even considered, the government MUST invest in improved roads. Something the area is in dire need of... not more cars.

I support the project