A proposed subdivision at 120 Mona Vale Road and 8 Forest Road in Warriewood has drawn community objections citing vegetation loss, threatened species, and increased traffic impacts.
Background and Context
A development application (DA2025/1087) has been lodged for land at 120 Mona Vale Road and 8 Forest Road in Warriewood. The $25.6 million proposal, submitted by Opera Properties Pty Ltd, seeks to subdivide three existing lots into 63 residential lots, one community lot and one residue lot, including the construction of a bridge over Narrabeen Creek.
The Sydney North Planning Panel is the consent authority. The exhibition period for public submissions runs from 3 September to 1 October 2025.
A previous application for the site was refused by the NSW Land and Environment Court in 2016 due to inadequate vehicular access. That proposal relied on a right of carriageway through Jubilee Avenue. The current plan attempts to resolve access by connecting through Boundary Street, though objections highlight confusion over whether documentation refers to Boundary Road.
Proposal Details
Stage one involves subdivision works, road construction, bridge building, utility connections, stormwater systems, and landscaping. Stage two would require further applications for the construction of 63 dwellings.
The site at 120 Mona Vale Road is zoned R2 Low Density Residential and C4 Environmental Living. The C4 zoning allows low-impact residential development but places emphasis on environmental protection.
Environmental Concerns
Residents argue the proposal would clear more than 11 hectares of vegetation, including 6.18 hectares of native habitat. The land is known to support more than 20 threatened species, including microbats and flora such as the Scrub Turpentine and Angus Onion orchids.
Community submissions highlight discrepancies over the number of “Serious and Irreversible Impact” entities: some reports identify three while others reference two. A population of more than 100 Angus Onion orchids is located on the property, with almost five hectares of habitat at risk.
Concerns have also been raised over compliance with reforms to the Biodiversity Conservation Act, which came into effect on 7 March 2025. The reforms require developers to demonstrate avoidance and minimisation of impacts before offsets are considered. Objectors claim this has not been adequately addressed.
Potential impacts on Narrabeen Creek are also noted, including risks of sedimentation, reduced water quality, and habitat fragmentation.
Traffic and Infrastructure Issues
Traffic impacts remain a key objection. Estimates vary, with one source warning of more than 280 additional vehicles across the combined sites, while other submissions point to 197 car spaces associated with the development.
Residents argue existing congestion along Jubilee Avenue and Forest Road would worsen, particularly around schools and during peak periods. Submissions also reference the narrow 5.5-metre road width on Forest Road, heavy industrial traffic along Jubilee Avenue, and potential delays of up to 20 minutes in exiting the precinct.
Concerns extend to evacuation capacity during emergencies, with critics noting that one access point may not provide adequate safety.
Community Sentiment
Residents of the 8 Forest Road complex objected to the conversion of a resident-only internal road into a public thoroughfare for the new subdivision, saying this would undermine original planning conditions and diminish residential amenity.
Submissions also highlight a lack of school capacity, limited public transport, and pressure on existing infrastructure. Some residents stressed that approving such changes could weaken trust in planning integrity.
Next Steps
The development remains on public exhibition until 1 October 2025. Submissions can be lodged through the Northern Beaches Council portal or by email. The Sydney North Planning Panel will determine the application following assessment of community feedback and statutory requirements.
Published 8-Sep-2025
