Lindfield Village Hub FAQs - January 2019

Where is the Lindfield Village Hub site?

The Woodford Lane Car Park sits between Bent Street to the north and Beaconsfield Parade to the south and on the west side of Lindfield, behind the retail shops that face the highway. It is within walking distance to Lindfield station, as well as the Pacific Highway.

What is proposed for the site?

When completed, the Village Hub will be a mixed-use hub transforming  the area into an attractive and dynamic urban village and be an important factor in stimulating the local economy.  The project will deliver a carefully planned mix of community buildings, public spaces, housing, retail and parking facilities and will include:

  • A new Lindfield branch library.
  • A new community centre.
  • A supermarket with high quality retail shops.
  • Residential apartment buildings.
  • A large public park.
  • A town square with restaurants and cafes.
  • Basement car parking for commuters, visitors, residents and shoppers.

When can we expect the development to be completed?

The Lindfield Village Hub is expected to be completed between 2023 and 2024.

What does mixed use development mean?

Mixed use land or development typically means a mix of residential, commercial, industrial and community uses on one site. This means that development is on one site only and does not affect the character and density of surrounding suburbs. Co-locating these different uses helps make public transport, walking and cycling work more efficiently, as well as supporting local businesses and improving residential amenity.

Is the Lindfield Village Green different to the Lindfield Village Hub?

Yes, they are different projects.  However the Lindfield Village Hub and the Lindfield Village Green are both parts of Council’s overall urban renewal program, Activate Ku-ring-gai.

The Lindfield Village Green on the eastern side of Lindfield Centre will turn an existing Council-owned car park at Tryon Road into a new open public space, with a three level basement car park beneath.  This is further advanced than the Village Hub with approval of the (amended) DA granted in August 2018. Following the call for tenders, construction is scheduled to begin in mid-2019 and be complete by the end of the following year.

For more information visit the Lindfield Village Green webpage

Do we need more retail in Lindfield?

Retail is an important part of the strategy for the site as it keeps the public domain activated. Although the amount of retail in Lindfield has increased in recent years, it has not kept pace with population increase. Retail around the new park is also important as there is little opportunity for outdoor dining around open space in the area and this been flagged during consultation as a key desire of the community. The full extent of retail on the site – or any other land-use that generates traffic in the afternoon peak hour – will be carefully assessed for its impact on traffic congestion and pedestrians.

As the Lindfield Village Hub progresses, Council will consult with residents and businesses about the site, including looking for ideas for innovative commercial uses. Examples could include such as an extended education facility, healthcare precinct and co-working or business start up spaces.

What is Council's long term Financial Plan?

In 2018, Council adopted the long term Financial Plan covering the period 2018/19 to 2027/28. The plan sets out the Projected Capital Expenditure for major capital projects, as well as all other Council expenditure.

View Council's long term Financial Plan (pdf. 5MB)

What does it mean when you say the project should be ‘self-funding’?

Financial sustainability if one of the key issues facing local government today.  A financially sustainable Council is one that has the ability to fund on-going service delivery and renew and replace assets without imposing excessive debt or rate increases on future generations.

We are committed to making sure the finances of this project stack up, to keep Ku-ring-gai in strong financial shape well into the future, while giving people who live, work and run businesses in our area access to high quality community facilities and the services they expect.

We expect that both capital costs (construction and fit out) and operating costs – including their service delivery, maintenance, depreciation and renewal costs – do not place a future financial burden on ratepayers or the Council itself. This requirement is referred to as ‘self-funding’.

What are Council’s financial requirements for the project and when can the public see them?

The financial requirements for the project are commercially sensitive at this stage, because releasing this information too early could jeopardise the project and give an unfair advantage to one party over another.

Council’s financial requirements have been provided to the elected Council. They will be refined with new designs before releasing detailed bid documents to the market during the request for tender phase.

Due to the commercially sensitive nature of this information, these documents are unlikely to be released publicly before completion of the project.

What is a Masterplan?

The masterplan is a document that outlines a vision to guide the development of the Centre. It sets out how a site can be developed and is a high level plan intended to set out objectives and strategies to manage development on the site. It is not the actual detailed design that will be built. The design that will be built will be provided by the developer selected by Council to design and construct the project. The community will also be engaged in the final design for the site in a 12 week public display period during which the community can comment on the project design. 

Why is Council revisiting the Masterplan?

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 future 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.

At this stage we want to discuss with our community how the public assets outlined in the original masterplan such as a new library can be delivered without financially burdening the Council and ratepayers for generations to come.

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 would need to be carefully assessed against the relevant planning guidelines, which would include further consultation with the community. This consultation has now commenced.

The financial viability of the project is only one consideration we take into account when looking at a proposal of this kind. We also need to consider traffic impact, residential amenities and the local environment to ensure that any development decision is the right one for the community.

How will traffic be managed if Coles, the Lindfield Village Hub and the Lindfield Village Green are being constructed at the same time?

Council has an overall traffic management strategy for the whole local centre which considers redevelopment of land within the centre and traffic impacts.

Through the development application assessment process, each developer is required to prepare a Traffic Impact Assessment and any appointed contractor is required to submit a construction phase traffic plan to Council for review and approval. These are not reviewed in isolation, but take into account all the disruption and changes in the area, current and proposed. No construction can begin until each plan is approved and a certificate is issued.

What environmental impacts do you expect?

Council has commissioned planning studies which examine the environmental constraints and opportunities of the site.

Detailed environmental impact assessment will be undertaken once a design for the site is prepared by a developer and assessed as part of the development assessment process.

Council intends to retain control of a majority of the site and in its role as landowner will seek to ensure the best outcomes.

How high will the buildings be on the site?

A major point of interest for the community relates to the height of buildings on the Hub Site. The preferred masterplan adopted by council in 2015 proposed development of up to 7 storeys.  Since the original 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 future ratepayers have been assessed in more detail.

As a result, the matter of building height is to be further discussed with the community. Council is investigating various options to ensure it can deliver the facilities that our community want, matched by an appropriate level of density.

Council undertook detailed community engagement regarding options for more building height in late 2018. This has helped Council to understand community views and select the option that best meets present and future needs.

How can I have my say?

Council is talking with our community on the future for the site. This includes asking what you want to see in the open space, library, community space and overall look and feel of the Lindfield Village Hub.

We will send information to your inbox, on social media and on Council’s website. There will also be opportunities to talk to Council staff face to face about the proposal.

What is an expression of interest or EOI?

An expression of interest (EOI) is the first stage of the tender process to build the Village Hub.  It is advertised widely and is open to the public. It allows any company to register their interest in constructing the Hub. It also allows Council a chance to assess the interest and capability of companies to deliver the project.

The EOI process means Council can develop a shortlist of companies to invite to submit more detailed proposals for the project.  These are called Select Tenders or Request for Detailed Proposals. These will contain more developed designs, financial information and construction plans and other vital information. From these proposals Council can then choose a preferred tenderer.

Council called for Expressions of Interest (EOI) between 2 October and November 2018. There was strong interest from the development community and 18 Expressions of Interest were received by the EOI closure date.

The Shortlisted applicants will be issued a request for tender after a rigorous evaluation process and a decision by Council in late February 2019.

Previous FAQs

View published FAQs from September 2018 

View published FAQs from August 2018

View published FAQs from June 2018

Contact us

For more information about the project please contact activatelindfield@kmc.nsw.gov.au or 9424 0000.