On Thursday Thursday, 27 November 2025 the Northern Beaches Council confirmed it has joined the local community in voicing opposition to the proposed State Significant Development at Ocean Street, Narrabeen, citing issues with size, height, traffic and scale inappropriate for the location.
State Significant Development (SSD) applications are determined by the NSW Minister for Planning, the Independent Planning Commission (IPC) or a delegate of either, essentially sidelining the council from the decision-making process and local planning controls that have been formed in consultation with the community.
In a letter to the New South Wales Government, and as part of formal submission the council stated it has raised numerous issues regarding the Ocean Street development and is seeking an extension to the community feedback period to provide residents additional time to review and respond to the plans.
Key issues raised by the council include:
• significant concerns with the scheme include its height, scale, streetscape context, setbacks, overshadowing impacts, potential view impacts, traffic impacts and lack of appropriate response to relevant controls
• that the proposal in its current form is an overdevelopment of the site, is inconsistent with the character of the area and would have unacceptable impacts on adjacent developments and surrounding area.
Mayor Sue Heins reaffirmed the council’s commitment to advocating for the community’s interests throughout this process.
“The scale of the proposed development at Ocean Street, Narrabeen, has raised significant concerns across our community. It’s crucial that local voices are not only heard, but genuinely considered in any planning decisions.
“We are calling on the State Government to consider all the submissions and extend the consultation period so residents have the time they need to carefully review these plans and provide meaningful feedback.
“We urge the State Government to work with us in addressing the concerns raised and to give our residents a real voice in shaping the future of Narrabeen.
“The character and liveability of our suburbs are at stake, and we must ensure that any development genuinely benefits our community,” Mayor Heins said.
The council stated the ''community can view the council’s formal submission here and on the Department of Planning's website. There is also a community petition that people can sign here''.
The proposal fills 156-164 Ocean St, 8 Octavia St, and 81 & 81A Lagoon St, Narrabeen. The construction proposes a 5 to 6 storey seniors housing development of over 21 metres in height, with 3 levels of basement car parking spaces (192 in total including 7 for visitors and up to 11m of excavating to provide this), 149 independent living units listed as 44 x 2B units; 59 x 2B + study units; and 46 x 3B units, and a 10 bed residential care facility.
Among the 746 responses are a number submissions of support from Narrabeen, Collaroy and Mona Vale residents and several from 'Caringbah South' and Oyster Bay in southern Sydney by respondents who work in the industry and even some from Queensland who think the trees are 'being kept'. Numerous supporters state the proposal, for 149 units, will free up larger housing for others as retirees 'downsize'.
Objections point out this is luxury housing for more privileged residents, sits within mapped Coastal Environment and Coastal Vulnerability Areas (on a sandspit), an excavation over 11m deep poses flooding, groundwater, and structural risks, and that the BASIX assessment barely meets minimum standards with little passive design or energy efficiency.
Culturally Significant Trees+ 'Narrabeen Man'
A comment from a previous owner of 8 Octavia Street Narrabeen wanted to make it known there are two significant black bean trees side-by-side on the property which are of considerable value to the ecology and history of this site.
''It would be of great benefit to the area if they could be retained.'' the prior owner commented
This pair of culturally significant black bean trees are to be destroyed, as listed (35 and 36) in the Arboricultural Impact Appraisal and Method Statement lodged with the NSW Planning Department, as part of the proposal.
The Botanic Gardens of Sydney states genetic studies of Castanospermum australe (the black bean) discovered that its unexpected distribution pattern in New South Wales is the result of humans deliberately dispersing this tree to new places.
''The black bean tree is a culturally important riparian (growing near a river) tree that produces toxic but highly nutritious water-dispersed seeds. It is common in the understorey of old-growth forests, growing up to 40 metres high, and producing long orange to red flowers. Its large fruit pods are buoyant and salt tolerant, and the seeds within them are known to have been detoxified and consumed by rainforest dwellers in the Australian wet tropics for at least 2,500 years.'' - Botanic Gardens of Sydney
Castanospermum australe flower. Photo: Jan Smith, Brisbane.
Due to its importance as a food, the black bean tree,(also known as the Moreton Bay chestnut), was a seasonal gathering point for Aboriginal peoples, and this acted as a catalyst for ceremonies. Songlines featuring the black bean seeds have been collected. The bark fibre has been used for fish and animal traps, nets and baskets, and the empty seed pods have been used as toy boats. The wood was/is used by Aboriginal people for spear-throwers. Additionally, the tree has been used as a seasonal signal for when to hunt jungle fowl.
The project seeks to remove 69 trees (24 of which are significant) and will retain 13 trees (7 significant trees and 6 non-significant). The trees to be retained are neighbouring trees and those on the periphery of the site including the well-established Norfolk Island Pine trees located along the Ocean Street and Octavia Street frontage. Any understory of these trees will likely be removed and re-landscaped, the EIS states.
Another contractor is undertaking the Aboriginal community consultation and preparing an Aboriginal cultural heritage assessment report (ACHAR) to meet the Secretary's environmental assessment requirements (SEARs) for the proponent.
A report lodged so far found that is 'no built environmental heritage' the proposal may impact on. The ACHAR may be a different matter, and would require taking into account potentially uncovering First Nations peoples materials and objects should the 'up to 11m of excavations' go ahead.
John Grainger, former Murdoch and Manly Daily photographer, took this one of 'Narrabeen Man's remains on the corner of Octavia and Ocean streets in 2005.
Bones Ocean st, Narrabeen. Now known as the Narrabeen Man 20-1-05. Photo: John Grainger
The Narrabeen Man was found by contractors digging for electricity cables near the corners of Octavia Street and Ocean Street, Narrabeen. A forensic investigation was undertaken and bone samples were sent to Lawrence Livermore National Laboratory in California to determine the age of the remains. Radiocarbon dating of the bone suggested an age of around 14,000 years for the skeleton. The Narrabeen man was suspected to be 30–40 years old when he died. This is recorded to be Sydney's oldest skeleton and is Australia's third oldest skeletal remains behind Mungo Man and Mungo Lady.
An archaeological dig at the site revealed that Narrabeen Man was found in a posture unlike a tribal ceremonial burial. Rather than lying on his front with hands by the side or across the chest, the Narrabeen Man was on his side with one arm across his head. Further investigation of the skeletal remains revealed evidence of spear ends found embedded into his vertebrae and near other parts of the body. This indicated death by spearing and suggested to archaeologist Dr Jo McDonald that Narrabeen Man was perhaps the first physical evidence of ritual murder in Australia.
Further examination revealed that Narrabeen Man was approximately 183 cm tall, estimated from the length of his limbs, and 30–40 years old. His height was above average for Aboriginal men at this time. It is also speculated that Narrabeen Man was not from a tribe from the greater Sydney region, and Narrabeen, as his two front teeth were not removed - in line with a regional initiation rite at the time of European settlement (unless the rite was introduced locally in more recent times than Narrabeen Man's demise).
There is no conclusive evidence as to why he was killed. A Narrabeen cultural heritage officer, Allen Madden, suggested in 2008 that a ritualistic murder of this type represents the farthest extent of tribal law, indicating that his offence, whatever it was, must have been serious.
Narrabeen Man's remains are currently lying under care at Sydney University's Shellshear Museum.
Residents are Pro-appropriate Development
Members of Better Planning for Northern Beaches have stated ‘’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.''
The Proponent was advised on November 10 they are now required to provide the NSW Planning Department with a written response to issues raised in the submissions, as required under section 59(2) of the Environmental Planning and Assessment Regulation 2021. The written response must be in the form of a submissions report that has been prepared having regard to the State Significant Development Guidelines including Appendix C - Preparing a Submissions Report.
The submissions report must also incorporate responses to agencies’ advice and the Department’s forthcoming letter.
The submissions report must be lodged within two months of a forthcoming letter from the Department’s via the NSW Planning Portal.
The time between the date of that notice to the proponent and the date the Planning Secretary receives the response is not included in the ‘assessment period’ under section 94(1) of the Environmental Planning and Assessment Regulation 2021.
Previously:
Community Calls for Narrabeen Seniors Proposal to be Referred to IPC - Mona Vale Save Our Suburb Residents Group Formed - 2 Motions passed at council meeting