February 1 - 28, 2026: Issue 651

 

SOS (Save Our Suburb) Mona Vale: New Residents Group Launched Shines light on Problems of Overdeveloping a reclaimed floodplain

SOS (Save Our Suburb) Mona Vale is a grassroots resident action group, started in response to massive government over-reach, committed to keeping Mona Vale in the hands of its community. Formed just weeks ago, SOS Mona Vale has 100 signed-up members and thousands of followers.

The group states:

''We are not aligned to any political group. 

We are not opposed to regulated appropriate development. In fact, we welcome it.

The State government's blanket rezoning of half the streets in Mona Vale allows greedy developers to prey on the heart of our community by legislation - 6+ storey luxury apartment buildings sideline the Council's Place Plan (designed in consultation with the community) - does nothing to make housing "more affordable" and defines the community as "a number of roofs". 

Mona Vale residents are much more then that.''

The next Meeting for SOS Mona Vale will be held Thursday February 26 from 6pm at Mona Vale Memorial Hall. All welcome.

If you miss that one, Thursday March 19, same time and same venue, is next after that.

This week, a few insights into the what, where and why. Our thanks to John David, one of the Convenors of SOS Mona Vale, for his help with this Profile.

What is SOS (Save Our Suburb) Mona Vale and why was this local resident action group formed?

SOS Save Our Suburb Mona Vale is a community-led resident action group formed in response to the recent NSW Government planning reforms that allow blanket rezoning for higher-density development in parts of Mona Vale, without meaningful local consultation.

The group was formed by local residents who support well-planned housing and sensible growth, in keeping with the character of the suburb and in line with the Mona Vale Place Plan but who are deeply concerned about the way these changes are being imposed from the top down. Many feel that local council and community voices are being sidelined in the rush to address the housing crisis, with little regard for local infrastructure capacity, environmental impacts, or neighbourhood character.

For many involved, this isn’t just about building heights — it is about lack of process, fairness, or community involvement.

SOS Mona Vale also draws inspiration from local history. 

Mona Vale has previously stood up to over development imposed without community support; the fight over the “Delmege Building” which is rather aptly a 6-7 storey building still lives in the minds of many long-time locals. That fight split a Council. 

For residents today, the current zoning changes feel like history repeating itself.

The group exists to ensure local voices are heard, to scrutinise planning proposals using evidence and expert input, and to advocate for development that is appropriate, sustainable, and genuinely shaped by the community it affects.

What is SOS Mona Vale’s vision for Mona Vale?

SOS Mona Vale’s vision is for a vibrant, liveable suburb that evolves thoughtfully and appropriately enriching its special character — not sacrificing it with blanket zoning and changing it forever just for political imperative.

The group supports housing that is well designed, well located, and supported by infrastructure, transport, and services that can genuinely cope with growth.

At the heart of the vision is good planning, not no planning: planning that is evidence-based, transparent, and shaped in partnership with local residents and council.

Ultimately, the vision is for Mona Vale to grow with its community, not at its expense.

How can residents get involved?

Residents can get involved with SOS Mona Vale in a number of practical and accessible ways.

People can join the group to stay informed about planning changes, development proposals, and opportunities to have their say through submissions and consultation processes.

Others assist with research, communications, or community outreach. Residents don’t need technical expertise or large amounts of time to contribute.

Is there a membership fee?

Yes, but SOS Mona Vale operates as a not-for-profit community organisation.

As the group is growing rapidly — from a handful of concerned residents in October to nearly 500 supporters today — it has become clear that a more formal structure is needed. 

On 5 December 2025, the group formally became SOS Save Our Suburb Mona Vale Incorporated.

Membership is intentionally affordable. Residents can join by purchasing a $5 badge or a $40 T-shirt.

Is there a website?

Yes. The group’s website is sosmonavale.com.au

How can residents support your work?

Residents can support SOS Mona Vale by joining the group, staying informed, participating in meetings, and contributing to submissions or research.

The next Meeting for SOS Mona Vale will be held Thursday February 26 from 6pm at Mona Vale Memorial Hall. All welcome.

If you miss that one, Thursday March 19, same time and same venue, is next.

Does SOS Mona Vale have a motto or slogan?

A Voice for Mona Vale.

A last note: SOS Save Our Suburb Mona Vale was formed as major state-led planning reforms began to take effect locally. 

The Darley Street West State Significant Development currently on public exhibition, is the first proposal in Mona Vale to seek additional height under the affordable-housing uplift provisions and is the first being assessed directly by the State government rather than local council. 

The development is widely viewed by residents as a bellwether test case for the Stage 2 Low and Mid-Rise Housing Reforms, which came into effect on 28 February 2025. Residents are watching keenly to see how the State government incorporates local voice into the assessment process.

''Here is a video of the flooding on the night of 17th of January 2026. We have had 3 similar events - considered 1 in 100 years in the last 15 years in Darley Street West.

The stormwater drains regularly overflow during even light deluges.

From the brow of the hill opposite the golf course to the end of the cul-de-sac (which is effectively where the SSD at 159-167 DSW is proposed) there is NO stormwater drain. The spill runs all the way to the bottom of the hill. Additionally there is an easement between 151-153 and 147-149 which brings stormwater from Park Street to the gutters and adds further pressure.

All garages from current townhouse complexes have 1 level of below ground parking and have pumps which push water to the street. The proposed SSD will have three levels of car parking which are accessed via one driveway from the street. That driveway will undoubtedly carry water into the car parking underground. We know this because it happens to all of us here. The potential for danger to human life exists. With the type of event we have recently experienced and which is becoming more regular - their carpark may be entirely underwater and their ability to escape via vehicle rendered impossible.''

inside one of the underground garages on Darley Street West, January 17, 2026

Extract from earlier report: Community Concern As Another Tree Up for Destruction by the Council - Doubling of prior Bassett Street Mona Vale DA proposal under NSW government SSD's provides stark illustration of impact on local environment of laws written 'for developers' (Feedback closes Feb 2, 2026) - Community Objections Being silenced or Ignored - Dec, 2025 Address to Council by Secretary of Protect Pittwater

One example is the change for a September 2022 decision by the previous Coalition Government appointed Sydney North Planning Panel to approve a rezoning review request made that sought to amend the Pittwater Local Environmental Plan 2014 to:

  • Rezone properties 159-167 Darley Street West, Mona Vale from R2 Low Density Residential to R3 Medium Density Residential to facilitate the redevelopment of these sites for medium density residential housing, and
  • Amend clause 4.5A of the PLEP 2014 to remove its applicability to the subject site to provide a diversity and mix of housing.
That 2022 planning proposal change was for 41 dwellings on these 5 lots, which equated to 8 dwellings per block where once there was 1. 

Under the current state government's State Significant Development (SSD) changes a new proposal for the same has now been put forward for 82 dwellings, doubling the impact, and razing the streetscape and blocks of all trees in a known flood zone.

Those living in similar developments further up the hill, with underground carparks, state they have had several insurance claims since their builds' completion, as there have been flooding problems and ongoing subterranean moisture. In fact, everywhere such developments have been allowed, on known water courses, over old creeks and swamplands, those buying into them soon find they have bought something they will pay to repair for the term of their living there. 

On 15 April 2025, the amendment to the Pittwater LEP 2014 was finalised, which involved the following key changes to the site’s planning controls:
  • Rezone the site from Zone R2 Low Density Residential to Zone R3 Medium Density Residential.
  • Include a clause under the Pittwater LEP 2014 to require a 5% affordable housing rate to apply to the total gross floor area.
  • Include the site on the Biodiversity Map and for clause 7.6 biodiversity of the Pittwater LEP 2014 to apply.
  • Remove the site from the Minimum Lot Size Map consistent with all land zoned R3 Medium Density Residential in the Pittwater LEP 2014. 
Following LEP finalisation, it was noted that the final LEP Amendment did not achieve the underlying objectives or intent of the site-specific rezoning, which was to abolish the restriction of dwelling density control applicable under Clause 4.5A of the Pittwater LEP for all R3 zoned land. Colliers Urban Planning (formerly Ethos Urban), on behalf of the Applicant, made representations to DPHI in May 2025 raising concern for the continued application of this dwelling density control, and its effects on the application of applying Chapter 6 (Low and Mid Rise Housing) under the State Environmental Planning Policy (Housing) 2021 (Housing SEPP).

On 5 September 2025, amendments to the Pittwater LEP 2014 were made and included an amendment to Clause 4.5A(3) to identify that this clause no longer applies to the subject site. 

Under the Northern Beaches Section 7.12 Contributions Plan 2024; Contributions will be provided in accordance with the Northern Beaches Section 7.12 Contributions Plan 2024, which will apply a levy of 1% of the total EDC as it is more than $200,00.

The SSD will also become part of Northern Beaches Council’s Affordable Housing Contributions Scheme; In addition to the Section 7.12 levy, contributions will be provided in accordance with Council’s Affordable Housing Contributions Scheme, which will apply a rate of $19,658 per square metre. 
 
The EIS states '26 trees are being retained on site and 58 trees are proposed to be removed; however, these will be appropriately supplemented by the planting of 84 new trees in their place, equating to a net increase of 26 trees on the site.'

However, many 'new' trees planted to gain passage of a DA are then ripped out soon after being counted - and as residents continue to point out, you cannot replace an established old tree with a new one and think they are the same. 

Regarding being in a known waterflow zone, the proponents state:
''The proposal adequately manages the overland flow path on the site and associated flooding risks. On-site stormwater detention and treatment systems will be designed in accordance with the relevant standards.'

The Total Development Cost (Plus GST) for Non-SSD/SSI is tabled as being $ 104,891,540.00

Both the council and state governments continue to approve such DA's, disregarding the knowledge and research that informed those Local Environment and Development Control Plans and signalling these will all be approved no matter how many objections are lodged by those with lived experience of these places. 

John David, Convenor of newly formed residents group, SOS Save Our Suburb Mona Vale, points out: 

''On Tuesday January 20 2026 the EIS for the SSD proposal in Darley Street West was made available and submissions can be lodged with the State Government.''

We get only 14 days from today until Tuesday 3rd of February 2026 to 
  • read the proposal, 
  • make a considered assessment of our objections (or support),
  • and write & submit our views.
This short period includes the Australia Day holiday weekend and in my view is a further cynical attempt by both developer and State Government to sideline the community to as much as possible.'' John said, explaining further:
  • Letters advising "the community" went out to neighbours only.
  • The entire proposal is 2361 pages long.
The State Government has telegraphed theses changes to developers for over a year before they became law.
  • the developer gets a year to prepare their proposal;
  • the State Government gets 270 days (the average assessment period) to do their due diligence;
  • the community gets 14 days to submit their views!
''There is nothing about this process that suggests the State Government or the developers have any wish to dignify the rights of residents of this suburb with anything apart from a passing interest. We are invisible and unimportant in their minds.''

''The cynical exercise of putting this brief "exhibition period" around the Australia Day holiday is no accident. It demonstrates what little respect the developer AND the State Government have for your concern. Do not let them bully you.'' Mr. David said


The SSD is now for a 5-storey with 3 levels of underground carparking, forcing a dam of concrete into the earth through which waters move and in which pipes containing old creeks have already been placed. 

To find out more about SOS Mona Vale visit: www.sosmonavale.com.au