Lindfield Village Hub FAQs

A planning proposal is a document that explains the intended effect of a proposed local environmental plan (LEP) and sets out the justification for making that plan. The preparation of a planning proposal is the first step in preparing an amendment to the current KLEP (2015). [Ku-ring-gai Local Environmental Plan (2015)]

The Planning Proposal seeks to amend the existing KLEP (2015) with respect to zoning, height and floor space ratio provisions on the Lindfield Village Hub site.

• On 20 August 2019 Council approved the draft Planning Proposal to go forward to lodgement for merit assessment.  
• The Planning Proposal document includes draft amendments to Part 14 E of the Ku-ring-gai Development Control Plan (DCP) – known as (KDCP 2021 - as they relate to the Lindfield Village Hub site.
• In October 2019 Council approved lodgement of the planning proposal to Council’s regulatory planning authority (Strategic Planning) for review.
• During the review process, the Ku-ring-gai Local Planning Panel advised Council.
• Following assessment, Council resolved to submit the new Planning Proposal to the NSW Department of Planning Industry and Environment (DPIE) in April 2020
• Conditional Gateway Determination of the Planning Proposal was issued by DPIE in January 2021 and finally endorsed in August 2021. 
• Public exhibition of the Planning Proposal then took place during August 2021, and in November 2021 Council resolved to adopt the Planning Proposal in its final form, subject to the amendments identified in KRG Planning Report. It was then submitted to the DPIE so they could make the plan. 
• Council presently awaits gazettal of the Planning Proposal.

Council has taken considered steps to manage potential conflicts of interest for developing the Lindfield Village Hub site.

An independent review of Major Project governance was commissioned in 2017 and the following steps have been taken to specifically manage the potential for conflict between Council as land owner and Council as the planning authority:

• An independent Major Projects unit with dedicated staff has been established within Council, reporting directly to the General Manager.
• A Major Projects Steering Committee (MPSC) has been established to govern major projects and is responsible for managing the potential for conflicts of interest.
• An independent project delivery consultant provides advice to the General Manager on matters considered by the Major Projects Steering Committee. 
• A Major Projects Advisory Committee (MPAC) with 4 independent experts in property development has been formed to oversee Councils major projects and advise Council on significant decisions with respect to Major Projects.
• Councillors Major Projects Consultation Forums (CMPCF) have been conducted to provide quarterly updates on all Major Projects to Councillors.

The Major Project’s Unit (MPU) engaged consultants to produce 3D massing models of potential building forms for LVH. This was required as part of the Planning Proposal submission. The 3D massing model demonstrates where building forms could potentially be located on the site. There could be other approaches, so these are not intended to be final building forms. Council’s planning proposal assessment staff used these massing models to test the potential environmental impacts of those building forms including solar penetration, shadows, visual mass, site entry and exit points, and a range of other things. In addition, MPU consultants prepared an ‘Indicative Masterplan’ that was provided to bidders. This design represents one possible design solution for the built forms. It was produced by Council to provide bidders with some guidance on how the project could possibly be designed. The design is not expected to be the design that is finally built.

The successful development partner will design the project to a performance brief prepared by Council. Developers will bid to be the selected development partner through the bid process now underway. They shall submit a financial offer and a building design. These submissions will be evaluated by an Evaluation Panel. If there is an acceptable offer and design, it is likely that that developer will be selected to proceed to more detailed negotiations and potentially to enter into a contract to deliver the project. At this time the development bid phase is ongoing. Staff expect that they shall see designs from the bidding parties when the offers are submitted in the first half of 2022.

The broad financial requirement for the project is that it does not adversely impact on Council’s future financial position. This can be achieved if the proposed development generates a sufficient financial return to fund construction of the community assets, as well as to operate, maintain and renew them.

The detailed financial requirements for the project are commercially sensitive and are not able to be released to the public. Independent feasibility reports on the project have been provided by leading experts and are being considered by Council. Council has obtained two independent financial reports on the proposed development, from CBRE and KPMG. The reports align in forecasting that the feasibility of the proposed development from Council’s perspective, while marginal, has the capacity to be viable subject to the outcome of the tender process and assuming Council is not required to provide funding for a pedestrian bridge over the Pacific Highway.

Releasing the detailed financial information would undermine Council’s commercial interests and could jeopardise the tender process and the value for money outcomes success of the project.

Council takes its responsibilities when administering public money and public land very seriously, particularly on a project of this scale.

The procedures we have in place are designed to ensure a fair and transparent process during the procurement process. This is to ensure that all bidders have a fair and equal opportunity to submit the best possible bid which will, in turn mean the best possible result for the Ku-ring-gai community.

Pedestrian safety and ease of access in the Lindfield Village Hub and crossing the Pacific Highway are essential components of the project. Options were investigated on how best to achieve these outcomes in the Traffic Impact Assessment as part of the Planning Proposal.

The financial feasibility from Council’s perspective, while marginal, has the capacity to be viable subject to the outcome of the procurement process and assuming Council is not required to provide funding for a pedestrian bridge over the Pacific Highway.

The project may seem like it is taking a long time. However when Council commits to a major project for our community, we must follow clear procedures to make sure it’s completed thoroughly from start to finish.  The Lindfield Village Hub we’re delivering now will be with us for decades to come, so it must stand the test of time.

It can feel like the Hub is moving slowly, but when 1.1 hectares of valuable public-owned land in a prime position and hundreds of millions of dollars of public money are involved, every aspect of the project must be carefully considered. Undertaking processes such as rezoning or amalgamating land are involved and these also take time.

The Lindfield Village Hub is part of the broader Activate Ku-ring-gai program which includes construction on the Lindfield Village Green on the eastern side of Lindfield centre, due to be completed early this year.

Council has undertaken early consultation with the community at the key decision stages of the project. Council has engaged the community as the project has evolved in a range of ways. These included workshops, online and printed surveys, community facilities planning events, library drop-in sessions, print and web-based materials.

Since August 2018 Council has consulted with 2000 people directly and over 15,000 people indirectly in 25 separate engagement events.  The community has contributed opinions and comments on the retail services and library services in the new Hub and met with the project team at local libraries. More recently draft Planning Proposal was exhibited and considered Community feedback.

It is understood that in general, the community prefer buildings no higher than 7 or 8 storeys on this site. However in order for the LVH to be financially viable, to provide the community buildings, green space and car parking that the community want, it is essential that the number of apartments increases from the original masterplan.    

This is to comply with Council’s Resourcing Strategy 2019-2029 (May 2019) which states on Page 18 as follows:

“Where Council plans a large scale “community hub” type projects such as the Lindfield Village Green, the Community Hubs in Lindfield and Turramurra, and the Gordon Civic Precinct it is expected that these projects should be commercially feasible in their own right such that they do not require long term borrowings, or a drain on ordinary rates revenue.  Further, where feasible, such projects will be expected to produce a dividend for Council above and beyond the community facilities incorporated in the precinct. Planning for these projects should consider the inclusion of commercial opportunities of sufficient return to cover ongoing operational costs of the public spaces in the precinct.”

In addition, Council’s Long Term Financial Plan (May 2019) states on Page 11 as follows:

“Major Local Centre Projects: Council is planning for three town centre revitalisation projects over the next ten years, being major developments in Lindfield, Turramurra and Gordon that will provide civic improvements and community facilities. It is assumed in the Long Term Financial Plan that these projects are funded by a combination of developer contributions, along with the return from retail and commercial development on the sites. Critical to the success of these projects and Council’s financial sustainability is to ensure that Council has sufficient funds in reserve to insulate against the financial risks of development. As such Council has established a Property Development Reserve in the Long Term Financial Plan, accumulated from the proceeds of asset sales.”

Since the masterplan was prepared and consulted on, the broader planning context of the project has evolved and Council’s understanding of the impact of the project on its finances and on future generations of ratepayers have been assessed in more detail.

Council wants to retain as much of the land and the facilities in public ownership as possible and get the best possible social, urban and financial returns to the community from the project. This has meant re-examining the scope and scale of the project.

Ku-ring-gai has a proud history of protecting heritage and our natural environment. Any changes to the planning controls and future uses of the site are carefully assessed against the planning guidelines, which are rigorous and involve independent, local and state government agencies.

Council reviewed the use and facilities of the current Lindfield Library and the Lindfield Seniors Centre in the Lindfield Community Facilities Study. The study found:

• Older facilities in average condition with significant repairs required.
• Sites close to the Lindfield local centre and train station but difficult to access by car.
• Limited additional capacity.

Both the Library and Seniors Centre have limited opportunities for refurbishment and the library in particular has limited opportunity to expand services in digital technologies. Currently, the library only has two computers for public use. In addition, the opportunities for events and community gatherings are limited by the library building’s footprint.

The study recommends replacing the existing library and seniors centre with new multi-use facilities located in the Lindfield Village Hub. 

Council will continue to provide library services and a venue for the seniors centre in Lindfield from another location if the current library is closed before the new facility is ready.

Council planned  two large civic spaces in Lindfield, being Lindfield Village Green and Lindfield Village Hub. 

Lindfield Village Green, is now complete and will open in February 2022. The project includes a  new area of parkland on Tryon Road with an area of 2,700sqm and an outdoor cafe. The site was previously a car park (new basement parking is now provided below the new parkland).

Lindfield Village Hub will include a large park/plaza area off Woodford Lane and Bent Street of approximately 3,900sqm in area.

These parkland areas are planned to meet the needs of a growing population as part of Council’s innovative Open Space Acquisition Program. Under this program, parks will be open and visible, centrally located, with high quality design and a range of facilities to cater for different users.

The proposed Lindfield Community Hub and recently completed Lindfield Village Green will significantly increase community facilities and public open space within Lindfield local centre.