Project progress on Lindfield Village Hub - April 2020

The second stage of the tender is closed. The tender was conducted in accordance with the requirements of Section 55 of the Local Government Act.

A Tender Evaluation Committee (TEC) has been convened to evaluate the tenders.

Tenders submitted for the Lindfield Village Hub

RFT5-2019 Lindfield Village Hub Project (the Project) - Developer

Closed 3pm 3/4/2020

  • Aqualand Developments Pty Ltd
  • Fabcot Limited (Woolworths Ltd)

The Tender Evaluation Committee is now considering these submissions.

Planning Proposal submitted

In August 2019 Council approved the submission of a Planning Proposal for the Lindfield Village Hub Project – which will deliver a multi-million revitalisation of the western side of Lindfield centre, with a height control which equates to no more than a nine (9) storey building.

The Planning Proposal was submitted to Council’s regulatory planning department in October 2019. The initial assessment process should be completed in early 2020 with the full process taking between 12-18 months.

artist impression of Lindfield Hub

Ready for tender

The process to secure a developer to deliver the Lindfield Village Hub Project commenced in October 2018 when the Expression of Interest was issued to the open market. Five (5) developers were shortlisted and announced in late February 2019. Council at its meeting of 19 November resolved in part that subject to Council’s internal Major Projects Steering Committee being satisfied that the key pre-tender issues raised by NS Projects and the Major Projects Advisory Committee have been adequately addressed, Council authorise the General Manager to finalise the tender documents and issue to the shortlisted tenderers.

The RFT will be issued to the shortlisted tenderers and it is expected that the tenders should be submitted to Council in approximately April 2020, after which a detailed evaluation process shall commence.

New community facilities to meet future demand

An important part of the tender documents is the project design brief that sets out the components (including indicative rooms and functional relationships) to be allowed for in the tenderer’s design and commercial offer.  The brief draws from a variety of independent studies for things like library and community facilities and open space provision, for example.  The brief sets out the spatial requirements for the new facilities to meet the growing demand and forecast population increase of Ku-ring-gai over the next generation.  This makes the Lindfield Village Hub a once in a generation project.

Revitalisation of the west side of Lindfield

The Lindfield Village Hub will provide the kick start needed and the entire existing retail precinct along the Pacific Highway will benefit from the uplift in footfall to the area.  New housing, new park and playground, new shopping and new food & beverage outlets will bring life to the west side of Lindfield in the way that Harris Farm, Supamart IGA, Goodfields, Runaway Spoon and other retailers have brought life to the east side.  

Car parking

Commuter car parking funded by Transport for NSW will complete the balance of the 240 commuter spaces earmarked for Lindfield, although it is noted that at the time of going to tender, an agreement with Transport for NSW has not yet been finalised.  Replacement of the existing on grade Woodford Lane car parking spaces is included as well as additional parking demand that arises from the retail, childcare and residential components of the project.

New housing

Located directly across from Lindfield Railway station, the Lindfield Village Hub is well located to provide higher density housing, close to public transport shopping, and a new public park.  

Designs to be prepared by tenderers

Council has prepared an indicative masterplan for the project, but it is the tenderers who shall be asked to design the project and to prepare their own masterplan, and their own preliminary design, in their tender submission. The tenderers will be required to meet Council’s design brief (so that we get the facilities that we know we need) and they also must work within the limits (including height and density) of the draft Planning Proposal.

By asking the tenderers to design the project (within clear controls and limits), we allow them to bring their skills and experience to the delivery of the project.  All five shortlisted tenderers have been pre-qualified as having the required skills and experience to design and deliver a mixed use ‘Hub’ project.

Tender progress

The second stage of the two stage tender of the Lindfield Village Hub commenced 4 December 2019. Council is targeting 3 April for the tenders to be submitted. 

The tender is being conducted in accordance with the requirements of Sect 55 of the Local Government Act. After the tender closes, a Tender Evaluation Committee (TEC) shall be convened to evaluate the tenders. If the TEC recommends acceptance of one of the tenders, a report will be prepared for Council’s consideration. Council staff are working to ensure the optimal outcome for the community from this tender process.

What makes up the Lindfield Village Hub project?

At a high level the project comprises the following key components:

  • Library and community facilities (see below for a break-down of the major spaces anticipated within the library/community facility)
  • Childcare centre
  • Local park and children play area
  • Food and beverage park side speciality retail
  • Supermarket based shopping precinct
  • Associated car parking and commuter car parking
  • Residential housing and associated car parking

artist impression of Lindfield Hub

What goes into the new library and community facility?

A new 2,400m2 community building will sit at the heart of the precinct, opening to the park and providing a civic presence to the development.

Inside the building will be a range of inspiring and functional community spaces. These will provide the traditional library but also cater for growing demand for co-working, collaboration and other activities. The community venues will offer bookable rooms for a range of different group sizes and hirers, for uses such as meetings, fitness activities, community clubs, and children’s functions. 

Councillors and library and community staff have researched and visited some of the new generation successful community facilities across Sydney – such as Woollahra and Green Square. 

Staff have overlaid these learnings with their understanding of the people, place and programmes most relevant to Lindfield and developed a vision and performance brief.

The key zones will be:

A community shopfront

This will be a 2 storey space at the front of the building, highly visible and welcoming.

It will offer a place to talk and have meetings throughout the day, a meet-up for after school tutoring, and an extended community co-working venue when the library is closed. It will provide access to two large meeting rooms that can be joined to create a space for 80 people, and events held in these venues could spill out from the meeting rooms into the Community Shopfront and outside to the Community Terrace.

The community terrace

The Community Terrace zone will be the interface between the ground floor activity in the community building and the park. Areas will have sheltered seating and tables that invite people to linger and space for temporary activation and pop-up market events and promotion. The terrace will provide entry points to the Loud Library and the Community Shopfront zones. 

Community centre 

The open community venues

This zone is intended to promote mixing across different groups and will offer bookable rooms for community use. There will be two hall spaces and activity space, with acoustic separation for concurrent noise-generating hirers. The hall spaces combined will seat approximately 200.

The discrete community venues

This zone will provide smaller meeting rooms with lobby space that is not exposed to the high traffic and activity of the Community Shopfront or the Open Community Venues.  Two rooms will be provided one for group meetings and one for a lounge break out setting, with the combination of both spaces providing a setting for extended group planning and workshops with a private outlook.  


Council requires that a new childcare centre, owned by Council, be located on the site. The childcare centre will complement the mixed use precinct and support the principle of ‘Everything in one Place’. 

The minimum internal area of this facility is 500sqm which caters for approximately 60 places. The minimum external play area for the centre will be set by the statutory requirements and will be separate from the park and public domain. 

Council intends to appoint a childcare operator to run the facility.  


The loud library

This area contains resource collection highlights as well as open activities areas that can host scheduled free events such as book clubs, small informal talks, drop-in holiday activities, coding and maker kit workshops. People are free to talk and use phones in the loud library without the fear of disturbing others. There will also be settings for quiet reading for adults and children, using soft furnishings and floor coverings to create pockets of focus settings. 

The focus library

The focus library zone is where people can read, work and study quietly. People can move to external verandas or group rooms to meet and talk. The staff administration area is connected to the Focus Library zone and the Discrete Community Venues zone.

The two library zones can be secured and operated independently of the community zones. This means that the community areas can be accessed over longer hours than the library zones which demand more intensive resourcing. The staffing of community areas can also be linked directly to booking demand. 

An indicative masterplan is included in the tender documentation. This shows the community/library building over 3 storeys with rectangular floorplates. Tenderers are able to propose an alternative location and shape for the community/library building in their tender proposals. They will need to demonstrate how their proposed building size and shape can accommodate the key zones set out in the performance brief.

Once the developer has been selected and the building size and shape agreed with Council, the developer will commence a detail design of the building and the fit-out in conjunction with Council. The design will be undertaken by a specialist library/community building architect, appointed by the Developer and agreed with Council.  

artist impression of new Lindifeld Library

Our structure

In 2018, Council established a separate unit within Council to manage the Lindfield Village Hub project and other major projects.  This is because these projects require specific skills and expertise relating to the planning and development of major sites.

The Major Projects Unit is separate to the statutory planning function of Council, responsible for preparing the planning process in conjunction with independent authorities including community planning panels.

Click here for more information about the role of the Major Projects Unit.

Master Plan objectives

Lindfield Hub Master Plan Objectives.JPG

Project summary


Key Activities:

  • The selection of preferred tenderers for the second stage of the two-stage tender process occurred in early 2019.
  • A range of community engagement activities were undertaken leading up to the 23 July Council meeting which considered the draft Planning Proposal.
  • There was no resolution on 23 July and the Planning Proposal report was relisted for debate at the 20 August Council meeting.
  • On 20 August Council resolved to lodge a Planning Proposal for the project based on a nine-storey height limit - view Council Meeting Resolution.
  • Now that Council has resolved to lodge a Planning Proposal, the community engagement process has concluded.
  • Future community consultation will form part of the formal planning proposal review process.
  • The Planning Proposal was submitted to Council's regulatory planning department in October 2019. The initial assessment process should be completed in early 2020 with the full process taking between 12-18 months.

Click here for a description of the planning process

2015 - 2018

  • Council has had a strategic plan for the site since 2015.
  • During 2015-2016 Council consulted with the community on the Master Plan.
  • The Master Plan adopted in 2016 was incorporated into the Local Environment Plan (LEP) and Development Control Plan (DCP).
  • In 2017, Council reviewed its strategic plans and policies as part of the Integrated Planning and Reporting requirements.
  • The Master Plan will be developed in response to Council’s strategic planning.
  • In November 2018, new site development scenarios were taken to the community.
  • These scenarios are indicative only and a final masterplan will be prepared by the developer chosen through the RFT process.
  • The masterplan will be put on public display (date to be advised).

Project timeline

LVH timeline.JPG

Project history

You can learn more about the history of this project on the below pages.

Most recent Council decision

Key documents