November 1 - 30, 2025: Issue 648

 

Community Calls for Narrabeen Seniors Proposal to be Referred to IPC - Mona Vale Save Our Suburb Residents Group Formed

Photos: supplied by A-M M.

Narrabeen's peaceful protest, November 8 2025. See: Over the Top Narrabeen DA Draws Large Crowd to Peaceful Protest: 'This is about Community Standing up For Community'

At the November 18 2025 council meeting councillors passed two Motions which seek to address the impacts on the community of the newly passed Environmental Planning and Assessment Amendment (Planning System Reforms) Bill 2025 and State Significant Development applications now being lodged with the state government.

The new legislation is designed to cut red tape for developers and legislate targeted approval pathways such as the low to mid rise housing reforms. 

The Bill proposes significant changes to the objects in section 1.3 of the Act, the most material being:

  • Removing the object of promoting the sharing of responsibility for environmental planning and assessment between different levels of government in the State.
  • Removing explicit references to increased opportunity for community participation.
  • Introducing a proportionate and risk-based approach to environmental planning and assessment.[1]

Notably, the Objects of the Act now include:

  • to promote the supply, delivery and maintenance of housing, including affordable housing,
  • to promote productivity through the development and management of the State and its resources, and;
  • to promote resilience to climate change and natural disasters through adaptation, mitigation, preparedness and prevention.

The Bill passed through Parliament with the support of the coalition. Some amendments by independents, opposition and the government were made, including those noted by the NSW Nature Conservation Council as; 

  • The objects of the Act were reinstated, they still include promoting ‘the social and economic welfare of the community and a better environment by the proper management, development and conservation of the State's natural and other resources’, and other mentions of protecting the environment were retained in the objects. 
  • A Joint Select Committee of Parliament is to be established to give oversight to the new Housing Delivery Authority.  
  • Protections and consent requirements for bushfire prone land were reinstated.  
  • Limited guardrails were placed on Targeted Assessment Developments (TADs) so that a development that is/would be a designated development cannot be declared a TAD. 

Legal experts warn that the reforms heighten corruption risks, erode transparency, and allow environmental and climate impacts to be sidelined. 

Under the new TAD pathway, the Minister or Department can declare classes of development eligible for streamlined approval, that would prohibit consideration of environmental impacts, public interest or site suitability. 

The Bill also legislates the establishment of the Development Coordination Authority as a single point of contact for major projects, shifting decision-making power away from local councils and residents towards a state-level body. The changes limit resident input by consolidating consultation plans into a single, state-wide Community Participation Plan and streamlining approval pathways for certain developments. While the goal is to increase housing supply and speed up approvals, critics such as Local Government NSW have raised concerns that this could diminish local character and limit the role of locally elected representatives.

State significant developments approval pathway

The Bill comes atop the 2023 announced Transport Orientated Development Program which allowed for a State significant development planning approval pathway.

Developers can now apply for projects to be declared State significant development (SSD) if they are ’important to the State for economic, environmental or social reasons’. 

The Seniors DA for Narrabeen had initially been refused by the council due to its numerous inconsistencies with the zoning requirements for that part of Narrabeen.

A development is considered significant to the State if ‘it is over a specific size, is in an environmentally sensitive area or will exceed estimated development cost’.  

The Minister for Planning is the consent authority for any State Significant Development (SSD) application, unless the Independent Planning Commission (IPC) is specifically declared to take on that role.

SSD applications are considered under Division 4.7 of the Environmental Planning and Assessment Act 1979.

The IPC is the consent authority for SSD where the applicant is not a public authority (or acting on behalf of one) and at least one of the following applies:

  • the local council has made a submission objecting to the application
  • the Department has received 50 or more public objections in response to the exhibition of the application (petitions and submissions that contain substantially the same text count as one objection)
  • the applicant has made a reportable political donation.

Despite the above criteria, the IPC is not the consent authority if the proposal is declared SSD through a ministerial call‑in, including those recommended for declaration by the Housing Delivery Authority.

In addition, the Commission is the consent authority for the following housing SSD categories only if the applicant has made a reportable political donation:

  • In-fill affordable housing (under section 26A of Schedule 1 of the Planning Systems SEPP)
  • Build-to-rent housing (under section 27 of Schedule 1 of the Planning Systems SEPP)
  • Seniors housing (under section 28 of Schedule 1 of the Planning Systems SEPP)
  • Development in accelerated TOD precincts (under section 19 of Schedule 2 of the Planning Systems SEPP).

November 2025 Council Meeting: Two Speeches and Two Motions Address Planning Changes Impact on the Community

The first council Motion addressing community concerns on these changes was scheduled to be voted on at the October 2025 council meeting. However, this was pushed back to the November meeting due to time running out the previous month, and again pushed back to being heard after a similar Motion connected to the SSD for Narrabeen – a six storey seniors housing proposal.

The Motion calls for a 'Review of Environmental Planning and Assessment Amendment (Planning System Reforms) Bill 2025'.

Although one councillor spoke against it being passed due to being concerned the state government may penalise the council in the way of withholding grants etc. the Motion passed, with that councillor abstaining from voting. All other councillors voted for the Motion.

It reads;

That Council: 

1.Note with concern the passage of the Environmental Planning and Assessment (Planning System Reforms) Bill 2025 through the NSW Parliament on 11 November 2025.

2. Write to the NSW Premier, the Leader of the Opposition, the Minister and Shadow Ministers for Planning and Public Spaces, as well as the NSW Members for Pittwater, Wakehurst and Manly expressing our concern that the new legislation:

a. centralises planning powers and reduces the role of councils, independent panels, and community consultation by legislating 2 new authorities: the Development Coordination Authority (namely, the NSW Planning Secretary alone); and the Housing Delivery Authority (comprising the Planning Secretary and 2 members appointed by the Minister), with no requirements for specific skills or experience.

b. introduces a new streamlined assessment pathway (‘Targeted Assessment Development’) that expressly prohibits consideration of environmental impacts, site suitability, and public interest.

c. undermines safeguards recommended by the Independent Commission Against Corruption regarding accountability, transparency and probity in the planning system.

d. removes the requirement to consult with the Office of Environment and Heritage before making an environmental planning instrument that would adversely affect critical habitat or threatened species, populations or ecological communities, or their habitats.

e. restricts assessment of cumulative and indirect impacts of a development.

f. requires councils to assess variations to complying developments within 10 days (20 days if the council is also assessing the complying development certificate), after which time the variation will be deemed to be approved.

g. limits the independence of Rural Fire Service advice regarding bushfire risk.

h. restricts community participation requirements.

i. has not been subject to broad public consultation.

3. Request meaningful formal consultation with councils and the wider community in the preparation of the supporting legislation required to implement the reforms.

4. Write to all members of the Legislative Council to request that they oppose the progression of any changes to the Environmental Planning and Assessment Regulation 2021 by way of disallowance motion, should the reforms be implemented without community and Council consultation.

The other Motion, also passed, with the councillor who abstained from the above vote this time absenting their-self from the room, addressed the 'State Significant Development Application for a Seniors Housing Project at 156 Ocean Street Narrabeen'.

That one reads;

That Council:

1. Write to the Minister for Planning and Public Spaces noting:

a. The objection prepared by staff and large number of resident objections to the State Significant Development for 156 Ocean Street, Narrabeen and request he refer the application to the Independent Planning Commission for determination given the significant community interest in the proposal

b. Council and the local community are deeply concerned about the proliferation of state led approval pathways created by the NSW Government, which are facilitating development with significant local community and environmental impacts, including this proposal, the Patyegarang ‘Lizard Rock’ proposal, Westfield’s Brookvale proposal, 100 South Creek Road, Cromer, 159-167 Darley Street West, Mona Vale and others, but lack genuine co-design with the community and Council on planning outcomes.

2. Write to the Secretary of the Department of Planning, Housing and Infrastructure requesting the exhibition period for the application be reopened for 28 days to facilitate further submissions by members of the community impacted by the proposal.

3. Write to local State and Federal Members of Parliament advising of Council’s resolution and seeking their support and assistance to implement the above actions.

4. Note a comprehensive objection to the application has been lodged by Council’s Planning and Place division and that this be placed on Council’s website and posted to its social media pages.

5. Request as a condition of consent if 156 Ocean Street, Narrabeen is approved in any form, that sand excavated from the site be removed, cleaned and used to nourish Narrabeen and Collaroy Beaches. 

Two residents spoke to the Narrabeen SSD Seniors Motion on Tuesday, Belinda Geros, and Michelle Cudmore, both from the committee of the Better Planning for Northern Beaches. 

The members of Better Planning for Northern Beaches state ‘’It’s important to note Narrabeen is not anti-development or anti seniors living — we are pro-appropriate development. Our community has always embraced thoughtful, well-scaled projects that strengthen the area. But developments that overwhelm infrastructure, disregard planning controls, overshadow neighbours and erode coastal character are simply not in the public interest. Beyond the planning concerns, what the community wants most is a fair, transparent, independent process.

Given the scale of this proposal and its potential long-term impacts, we strongly believe this development must be referred to the Independent Planning Commission or an independent review panel, and that a public hearing should be held.

A project of this significance should not be determined internally without scrutiny. The community deserves the opportunity to be heard, and decision-makers deserve the benefit of full, independent expert review.’’

Michelle Cudmore’s Speech:

Good evening Councillors and community members, 

I stand here as part of a group of neighbours united by a common cause — to challenge a State Significant Development proposal on Ocean Street, Narrabeen that feels like a true David and Goliath battle. 

We all share a responsibility to ensure developers follow the rules set out in our State Environmental Planning Policy. Right now, you can help us secure an Independent Review Panel to properly assess this application. That decision will give us the opportunity to speak directly with the Minister.

We are still at the proposal stage — this is our moment to act.

This fight isn’t just about Narrabeen. If this development proceeds in an area exempt from Town Centre Status, it will set a dangerous precedent for every community.

Premier Chris Minns said that planning reform means, “the right development, in the right places, with the right outcomes for the community.” This proposal is none of those!

The law requires early community consultation for major applications. Moran ignored this. They held one session in November 2024, promoting their luxury over-60s apartments for 130 residents and refused to discuss size or scale. That experience shattered trust between the community, the system, and Moran Retirement.

Narrabeen was excluded from town centre status because of its fragile coastal environment,  yet Moran plans to carve 10 structural levels into a sand dune. This is reckless. They will overshadow homes, rip out the Norfolk pines and A1-classed trees. Once these trees are gone, they’re gone forever.  

This will clog our small one way streets, and stormwater from east coast lows will surge into the lagoon.  The community says this is Too High, Too Big and Too Close, with 635 objections and 1800 petition signatures in just 14 days.

Buyers of $3M apartments will bring multiple vehicles, boats, caravans and visitors. This isn’t planning — it’s chaos. 

You were elected to protect this community when it matters most. That moment is now.

As your own council planning team have objected, now it’s time to support them and us and vote FOR Motion 48 and support us in following up those objections, and work with the government to change these plans. 

I can’t stand by and do nothing — and I’m asking you to join me. This is our community, our future, and our responsibility. Together, we can make sure our voices are heard and that this decision reflects what’s right. WE NEED YOUR UNANIMOUS SUPPORT.

Thank you.

Belinda Geros’s Speech:

Good evening Mayor and Councillors. 

My name is Belinda Geros, speaking on behalf of our community in strong support of Motion 48/2025, calling for an Independent Review of the $220M Indigo by Moran development proposal at 156 Ocean Street Narrabeen.

Here is some context:

In 2024, the NSW Government formally identified Narrabeen as an area inappropriate for medium or high-rise development because of coastal vulnerability, flood risk and evacuation constraints.

Yet we are now facing a 5–6 storey, 21.5 metre building in the very location the State has said cannot support height or density of this scale.

And critically — our roads, parking, drainage, stormwater systems, evacuation routes and public services simply do not have the capacity to absorb a development of this intensity. 

Your Planning Team, led by James Farrington, lodged a strong and clear 34 page objection describing this proposal as:

“an overdevelopment, inconsistent with local character, with unacceptable impacts on surrounding development.”

At the 17 June 2025 pre-lodgement meeting with Moran, Council raised serious concerns about:

  • excessive height and bulk
  • streetscape incompatibility
  • overshadowing and loss of views
  • non-compliant setbacks
  • deep excavation in a coastal hazard zone
  • traffic and parking inadequacy
  • and an inappropriate landscape response under the LEP and DCP

Council noted the developer made no changes to their DA when they lodged their current EIS. 

This was a complete disregard for Council’s expert advice, local planning controls, and 71% larger than the SEPP.  

Beyond overdevelopment, the application contains major technical failures:

  • Unreasonable amenity impacts with overshadowing, privacy loss and bulk.
  • Limited and selective view analysis that ignores surrounding homes.
  • Non-compliance with Seniors Housing Design Guidelines — including solar access, amenity and transition to neighbours.
  • Apartment Design Guide failures — separations, privacy, solar access, deep soil, waste and more.
  • Inappropriate landscape design — rooftop planters instead of true deep-soil areas; no meaningful canopy restoration.
  • Missing engineering models, including groundwater and water table interaction.
  • Missing parking study and misleading traffic assessments that understate congestion and ignore summer conditions.
  • Total disregard for surrounding context, scale and setbacks.

No reasonable planner — state or local — could call this good design or appropriate density. And yet Moran have been quoted stating “they are proud” of this development and “its what Narrabeen needs” 

Then there was the Submission Period. Residents were given only 14 days — reduced from the traditional 28 — to review more than 2,000 pages of documentation.

And for four of those days, the Planning Portal was down.
Submissions could not be lodged. We were given a one day extension.

This was not community consultation.
It was community exclusion. 

I also want to respectfully address a sentiment expressed recently:

“Council has no influence over a State Significant Development.”

With respect — that is incorrect.

  • ✔ Council’s submission is a key statutory document.
  • ✔ Council can request Independent Planning Commission involvement.
  • ✔ Council can escalate concerns to local MPs and the Minister.
  • ✔ And a unanimous vote sends a strong political and planning message about what is acceptable in this LGA.

Council’s influence matters.

Choosing not to use it also sends a message. 

Our Community is united

In just 10 days, the Planning Portal shows:

  • 635 objections — and only 98 in support.
  • Over 1,000 residents attended last Saturday’s peaceful protest.
  • Almost 2,000 signatures on the petition.
  • Hundreds of emails to councillors and ministers in the past week, begging you to help.

This is not NIMBYism.
This is not anti-development.
This is not anti-seniors housing.

This is overwhelming, united opposition to an inappropriate, unfair and non-compliant proposal. 

Councillors —you do have influence.
Your Planning Team has done their job.
Your community has voiced their concerns.
Now we are asking you to step up and do yours.

Support Motion 48/2025.

Call for Independent Planning Commission involvement.
Reopen the exhibition period.
Stand up for good planning, good governance, and more importantly stand up for the people and the place you were elected to protect.
Please vote YES.
We are counting on you. Thank you.

SOS - Mona Vale (Save Our Suburb) Resident Action Group

Another community group held its first public meeting this past week, the SOS - Mona Vale (Save Our Suburb) Resident Action Group.

The SOS Mona Vale Group said on Friday November 21:

‘’There’s lots of uncertainty locally about the impact of the new NSW planning reforms. Many streets in Mona Vale have been rezoned to allow six-storey apartments buildings and some developments will now be fast-tracked without community consultation. 

A great public meeting was held on Thursday November 20 with a concrete strategy decided to take us forward.’’

‘’SOS Mona Vale is a grassroots resident action group committed to keeping Mona Vale in the hands of its community.  We are not aligned to any political group, nor are we opposed to regulated appropriate development, in fact we welcome it.

However, the State Government has rezoned streets in Mona Vale without a single cent spent on infrastructure - they've side-lined the council - and haven't even bothered to come near the community to listen or explain.

They've decided the community is just "number of roofs".

We are not.

SOS Mona Vale is committed to keeping Mona Vale in the hands of the community. If you’re interested in joining us, we’d love your support.’’

Visit: www.sosmonavale.com.au

SOS Mona Vale states:

You love your village... 

You can't just sit and watch the government hand our suburb to developers

The State Government is only interested in counting roofs...

Developers are only interested in counting money...

They leave locals to count the cost!

The news service is aware of one meeting has taken place between homeowners or beneficiaries of estates in Mona Vale in recent months to discuss a bulk sell-out, the reasoning being asset holders will benefit from gaining more financially through selling as one whole than separately. 

More to come....

[1] Item 1 of Schedule 1 to the Bill omits section 1.3(a)-(j) of the Act and inserts instead section 1.3(a)-(k) into the Act. 

Further

November 2025 reports: 

September 2025 report: State Government's Latest Planning system reforms set off Alarm Bells in Community, Local Government, Environment Groups + Community News September 2025; 'More than 4,400 homes declared state significant'

February 2025 report: Mona Vale Set to Become Dee Why of Pittwater Under NSW Government's Low and Mid-Rise policy

April 2023 report: Wesley Taylor Narrabeen to close – will be sold to Developers: + a few history insights into the 93 year run of this home for the elderly

November 2025 History feature:  The W. G. Taylor Memorial Home at Narrabeen: Some History

More in: 

Members of the SOS - Mona Vale (Save Our Suburb) Resident Action Group, after their public meeting, held last Thursday, inviting residents to join them. Photo: FB