Lane Cove Golf Course Re-development Proposal

The Lane Cove Council (LCC) has proposed an $75M sports and recreation centre to replace the golf club. The bulk and scale of the centre is unsuitable for an environmental conservation zone with endangered and protected species, surrounded by high value low density residential zone. The functions provided are incompatible, and the design makes no attempt to blend in with the setting. Furthermore, a small council like Lane Cove should not take on such major projects that service the whole of the lower north shore, where the full cost and risk of failure is borne by Lane Cove Residents alone.

This is a call for LCC and Willoughby councils to think beyond LGA boundaries and jointly deliver the Gore Hill Oval superior option which is dedicated to sport, located on the Pacific Hwy, will serve the whole of Lower North Shore, and ticks all the planing boxes; and for LCC to upgrade the Golf club with a moderate structure and resurface the 5 tennis courts to multi-sport courts. This is in the greater public interest, and has only positive impact to the community.

The council is fully aware that the location is inappropriate and supposedly looked at other options unsuccessfully. Not having an appropriate location within the LGA should mean no recreation centre. It is not a reason to destroy this highly sought high value low density residential area. Blackmans park and the Willoughby Leisure Centre are clear examples of the disastrous outcomes of sports centres in low density areas.

The costs make it imperative that it services the whole of Lower North Shore and it will be used less than 15% by Lane Cove residents (as per Xypher’s workshop presentation – of 267,832 people - Lane Cove’s 34,797 is 14.7%). However, the location does not support this as there is no public transport, so it is likely to cause severe hourly 15 minute traffic gridlock over the weekends for Longueville, Northwood, Greenwich and Osborn Park.

In constrast the $45M Willoughby council proposal for a 6 indoor court (vs 4) centre near Gore Hill Oval (1km from this site), is a far superior. It is on the Pacifica highway, serviced by bus, St Leonards station and the new metro. It ticks all the boxes and is delivered at half the price. Taking into consideration the indoor basketball courts in Crows nest (2km from this site), once again well serviced by all modes of public transport; this proposal is redundant and the 3rd location of choice.

Furthermore, the Gore Hill oval proposal has a $72M option which includes other facilities such as sports hall, health and fitness centre. We should fund the additional $27M and build the superior Willoughby solution, and simply upgrade the golf club. The council is fully aware of this option, and yet it has not been shared with the community as an option.

If this proceeds there will be 3 indoor stadiums within a radius of 1km, when including the Northern Suburbs Basket Ball centre at Crows nest; which is simply bad planning.

The traffic analysis is deeply flawed as it uses averages instead of hourly 15 minute pulses at game changeover times, as experienced at the Willoughby Liesure center on weekends.

The business case is flawed as it is largely based on basket ball association needs, but does not take into consideration the Willoughby proposal, which is clearly the prefered option, as it is located 1km away from the Crows nest headquarters, and ticks all the boxes relating planning. It eliminates all primary catchment areas other than Lane cove (i.e. Willoughby, Mosman and North Sydney) as defined in the Xypher’s workshop presentation; thus invalidating the business case and making this proposal financially unviable.

It is inappropriate for the Lane Cove rate payer to undertake the full funding and high risk of failure, of a facility which it uses only 15%. A sports centre for the lower north shore, is a matter for State government and a group of councils, not Lane Cove Council alone. The initiative is purely driven by the construction lobby within the council who also proposed concreting the Bob Campbel oval.

In the current financial environement with steeply rising interest rates, this may well lead the council to infringe its solvency ratios /bankruptcy. There could already be a budget shortfall of up to $15M, due to rapidly increasing construction costs, missing costs elements and inappropriate allocations of council funds. There is no risk analysis which covers sensitivity to CPI, interest rates and cost blowouts. It is a financially irresponsible proposal which maximises construction, with no sensitivity to the impacts to the conservation zone and amenity of the surrounding residences.

The council claims there is some public support for the centre, but this was at an early stage before even a particular option was selected, and none of the key issues such as financial and traffic gridlock and the Willoughby council proposal, were known. The proposal is now being pushed through, purely by the pro-construction lobby of the council and the mayor, against the will of the public as shown by the number of objectors at the council meeting on 23 March 2023 (24 against :1 supporting) and submissions to the SNPP.

This action is to email the Chairman of the Sydney North Planning Panel, key councillors of Lane Cove Council, the auditor general NSW and the Office of Local Government and the Ombudsman NSW; objecting to the proposed Sports and recreation centre and asking for the joint delivery of the Gore Hill Oval superior option. Also, for a review of use of council funds. It will also be submitted as an objection to the DA.

For more information or questions, please email [email protected]

The Lane Cove Council (LCC) has proposed an $75M sports and recreation centre to replace the golf club. The bulk and scale of the centre is unsuitable for an environmental conservation zone with endangered and protected species, surrounded by high value low density residential zone. The functions provided are incompatible, and the design makes no attempt to blend in with the setting. Furthermore, a small council like Lane Cove should not take on such major projects that service the whole of the lower north shore, where the full cost and risk of failure is borne by Lane Cove Residents alone.

This is a call for LCC and Willoughby councils to think beyond LGA boundaries and jointly deliver the Gore Hill Oval superior option which is dedicated to sport, located on the Pacific Hwy, will serve the whole of Lower North Shore, and ticks all the planing boxes; and for LCC to upgrade the Golf club with a moderate structure and resurface the 5 tennis courts to multi-sport courts. This is in the greater public interest, and has only positive impact to the community.

The council is fully aware that the location is inappropriate and supposedly looked at other options unsuccessfully. Not having an appropriate location within the LGA should mean no recreation centre. It is not a reason to destroy this highly sought high value low density residential area. Blackmans park and the Willoughby Leisure Centre are clear examples of the disastrous outcomes of sports centres in low density areas.

The costs make it imperative that it services the whole of Lower North Shore and it will be used less than 15% by Lane Cove residents (as per Xypher’s workshop presentation – of 267,832 people - Lane Cove’s 34,797 is 14.7%). However, the location does not support this as there is no public transport, so it is likely to cause severe hourly 15 minute traffic gridlock over the weekends for Longueville, Northwood, Greenwich and Osborn Park.

In constrast the $45M Willoughby council proposal for a 6 indoor court (vs 4) centre near Gore Hill Oval (1km from this site), is a far superior. It is on the Pacifica highway, serviced by bus, St Leonards station and the new metro. It ticks all the boxes and is delivered at half the price. Taking into consideration the indoor basketball courts in Crows nest (2km from this site), once again well serviced by all modes of public transport; this proposal is redundant and the 3rd location of choice.

Furthermore, the Gore Hill oval proposal has a $72M option which includes other facilities such as sports hall, health and fitness centre. We should fund the additional $27M and build the superior Willoughby solution, and simply upgrade the golf club. The council is fully aware of this option, and yet it has not been shared with the community as an option.

If this proceeds there will be 3 indoor stadiums within a radius of 1km, when including the Northern Suburbs Basket Ball centre at Crows nest; which is simply bad planning.

The traffic analysis is deeply flawed as it uses averages instead of hourly 15 minute pulses at game changeover times, as experienced at the Willoughby Liesure center on weekends.

The business case is flawed as it is largely based on basket ball association needs, but does not take into consideration the Willoughby proposal, which is clearly the prefered option, as it is located 1km away from the Crows nest headquarters, and ticks all the boxes relating planning. It eliminates all primary catchment areas other than Lane cove (i.e. Willoughby, Mosman and North Sydney) as defined in the Xypher’s workshop presentation; thus invalidating the business case and making this proposal financially unviable.

It is inappropriate for the Lane Cove rate payer to undertake the full funding and high risk of failure, of a facility which it uses only 15%. A sports centre for the lower north shore, is a matter for State government and a group of councils, not Lane Cove Council alone. The initiative is purely driven by the construction lobby within the council who also proposed concreting the Bob Campbel oval.

In the current financial environement with steeply rising interest rates, this may well lead the council to infringe its solvency ratios /bankruptcy. There could already be a budget shortfall of up to $15M, due to rapidly increasing construction costs, missing costs elements and inappropriate allocations of council funds. There is no risk analysis which covers sensitivity to CPI, interest rates and cost blowouts. It is a financially irresponsible proposal which maximises construction, with no sensitivity to the impacts to the conservation zone and amenity of the surrounding residences.

The council claims there is some public support for the centre, but this was at an early stage before even a particular option was selected, and none of the key issues such as financial and traffic gridlock and the Willoughby council proposal, were known. The proposal is now being pushed through, purely by the pro-construction lobby of the council and the mayor, against the will of the public as shown by the number of objectors at the council meeting on 23 March 2023 (24 against :1 supporting) and submissions to the SNPP.

This action is to email the Chairman of the Sydney North Planning Panel, key councillors of Lane Cove Council, the auditor general NSW and the Office of Local Government and the Ombudsman NSW; objecting to the proposed Sports and recreation centre and asking for the joint delivery of the Gore Hill Oval superior option. Also, for a review of use of council funds. It will also be submitted as an objection to the DA.

For more information or questions, please email [email protected]

Stop Mega Recreation Centre in Northwood

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To: Chairman Sydney North Planning Panel Peter Debnam, Minister of Planning Paul Scully, Auditor-General Margaret Crawford, Minister of Local Government Ron Hoenig and Ombudsman NSW Paul Miller

I object to this proposal, as it is financially irresponsible, it is incomplete and prematurely exhibited for public review, unsuitable for an environmental conservation zone and low density high liveability residential area and will cause unacceptable traffic gridlock. It is in the greater public interest that we think holistically across LGA boundaries and jointly provide the superior Gore Hill Oval proposition for all of the Lower North Shore, and preserve our conservation areas and amenity of the highly sought low density residential areas of Longueville, Northwood, Greenwich and Lane Cove.

The design of this proposal makes no attempt to blend with the setting, and the functions provided are incompatible with each other. There are significant expense items omitted from the estimate, and a possible shortfall in funding of $10 – 20M. Such a proposal should be located on the main transport hubs such as Chatswood and North Sydney, and should not be funded by Lane Cove rates payers alone who will be less than 15% of the user base.
 
The council first successfully disenfranchised the Lane Cove community by exhibiting an incomplete conceptual DA during the Christmas break, so most residents, including myself were unaware of it. Hence this late submission.

I now find that the Sydney North Planning Panel (SNPP) meeting notice has also been served during the Easter break, 4 months later!  I ask that you respect the basic tenet of community consultation, which is to involve the community; instead of depriving it. The council must be taken to account for its intentional repetitive abuse of scheduling to benefit its interests.

I also ask that no members of the Lane Cove Local Planning Panel or LCC nominations to the SNPP are  permitted to be on the panel or take on the role of Independent Assessor for this determination in view of the high pecuniary interest the council has in this matter, and its control over future pecuniary benefits of those it nominates. This will ensure that the Panel decision will be accepted by the community to be unbiased and have integrity.

It is procedurally unacceptable to knowingly exhibit an incomplete DA at concept stage, such that the public is unable to review appropriately. The council states that Development will be 90% complete in March 2023 (council agenda for Aug 2022), well after the DA exhibition closing date of 23rd January 2023. There are some critical components still unavailable for review such as the independent assessment report.

Willoughby council is progressing with a proposal to build 6 indoor courts on the Pacific Highway, next to Gore hill oval less than 1km away from this site; in a business zone, serviced by bus, rail and the new metro for just $45M. It has only positive impacts to the amenity of the area. This is what good planning delivers.

In contrast, this proposal is surrounded by the lowest density and high value residential area in Lane Cove, within a conservation zone, with no public transport nor major thoroughfares. Longueville, Northwood and Greenwich are highly sought areas for these very reasons. It is plainly unsuitable for a recreation centre servicing the whole of the Lower North Shore.

The disastrous consequences of recreation centres in low density living areas is plainly apparent at both Blackman park and Willoughby Leisure Centre where on weekends there is traffic gridlock.

The council is fully aware of these issues, and has supposedly looked for alternate sites, unsuccessfully. No suitable site within our LGA should mean no recreation centre within LGA. It does not mean we should proceed with this option, destroying the most sought residential area in the LGA simply to have a large construction contract on the council books.

The Willoughby proposal has a superior $72.5M option with a sports hall and health and fitness area which they aren't able to fund. The proposal ticks all the planning boxes, and is easily accessible to Lane Cove residents as it is located right on our doorstep. We should rise above LGA politics and self-glory, and contribute the additional $25M to achieve a fantastic result for all of the Lower North Shore. While the council is fully aware of this option, as is evident by other councillor objections; it has not been presented it to the public.

The loud incompatible design makes no attempt to respond to the surroundings, with a quarter mile long concrete structure and an enormous roof taking centre stage! Even the artist impressions show it on a desert like plane, with no attempt to blend with the actual setting.  A solution to maximise concrete and contract price. In contrast, the current moderate buildings with green roofs tucked into the valley side show what good design is when compatibility is a key design point. This poor quality design is a result of council unilaterally engaging a single company to design a solution, without competition for design, and not involving the community in selecting the best design.

The proposal attempts to provide multiple incompatible functions within the same building. The function room has a common wall with the indoor stadium. It proposes to have a screen to prevent visibility. It is not possible to have a function with the noise of screaming supporters, referees whistles and bouncing basket balls. In contrast, a function room within a golf club, as current, makes perfect sense. The orchestra that currently uses the golf club for rehearsals, will no longer be able to use this facility.

The business case value proposition is largely based on Northern Suburbs Basketball Association using this facility for its growing needs. However, the Gore Hill facility is clearly the superior choice, because it delivers 6 indoor courts, instead of 4; and is located within 1km from the NSBA indoor centre at Crows Nest, and is well serviced by public transport. This eliminates ALL primary catchment areas (Mosman, North Sydney and Willoughby), other than Lane Cove, as per Xypher’s workshop presentation; thus invalidating the council business case.

Including this, the GHO proposal and the NS basketball complex; there will be 3 indoor sports centres within 1 km radius with the same primary catchment areas. This is plainly unnecessary and bad planning.

The Northern Suburbs Basketball indoor centre at Crows Nest is located in a high-density business zone with no conservation value just off the Pacific Highway, and serviced by bus, train and metro. It causes no traffic issues such as Blackman park and the Willoughby Leisure Centre.

This proposal will have similar extreme traffic consequences. The assumptions in the traffic assessment by TTW are grossly incorrect. Firstly, it assumes an average value, when in reality the traffic movements are in hourly 15-20 minute pulses at match commencement / completion time, as is experienced at the Willoughby Leisure Centre. It then incorrectly assumes an average of 300 movements; instead, there will be 350 - 400 (50 movements, 25 arriving & 25 leaving, for each of the 8 courts, ignoring golfers, function attendees and staff), attempting to enter and leave simultaneously blocking each other.

The traffic impact of this pulse is 1likely to be 4-5 fold that of an hourly average of 300 movements. The issues is greatly exacerbated, because unlike Blackman Park and Willoughby Leisure Centre which have some minor lanes which pickup some slack; this connects directly to River rd, which is single lane north bound, just 50m south from the right turn entry. An 8 car queue to turn right will lead to traffic gridlock the full length of River rd. up to Crows nest within minutes. This hourly traffic gridlock may also extend the whole length of River rd W, Longueville rd, and will also include access roads to the Longueville and Northwood peninsular, such as Kenneth st. and Northwood rd.

In contrast, the golf club currently causes no traffic impact because entry and exit are staggered with no more than 15 movements over a period of 10 minutes.

Furthermore, since there is no public transport available, council proposes special buses, such as those for major events at the SCG and Homebush; so our children can attend their Saturday community netball match. This council thought bubble does not elaborate which routes or regularity; but this will further exacerbate the traffic grid lock. Add to this 400 seniors buzzing around, and all access to Longueville and Northwood peninsula; and you have absolute chaos!

The real needs for Lane Cove are outdoor multipurpose courts which can be delivered for a fraction of the cost, particularly with the government $5M incentive. There is some need for freshening up the Golf Club, but the need to upgrade is an artificial need pushed mainly by the council. The number of people using the course and club house is restricted by the limitations of the course, and therefore it will always mainly serve local residents and will never service a larger area. Therefore, it is apt that the council maintains it and the club house should remain compatible with the conservation zone.

The council on the other hand has never attempted to provide the needs, but has simply tried to create the largest possible construction projects. The 1st proposal was to build an indoor skate park, something that no resident has ever asked for. It then proposed a Mega Golf complex with driving range, making the main course akin to a putt putt course. Now, this mega sports centre. All the public has asked for is an upgrade to the golf club and some multi-sport courts.

Lane Cove residents cannot afford a $85M recreation centre which is used less than 15% by its residents (as per Xypher’s workshop presentation – of 267,832 people - Lane Cove’s 34,797 is 14.7%). The Council Agenda for August 2022 states that its borrowing capacity is limited to $10M to maintain solvency ratios. Furthermore, its budget, including a $10M loan, is limited to $75M. This is already $3.09M short of the current estimate of $78.09M. With CPI above 7%, and these being ever increasing early estimates (increased 0.5M from August to October), it is inevitable that there will be a cost blowout deeming the council insolvent. This should be looked in light of the budget for the Canopy development, which started at $4M (as shown in the councils Major Project Strategic Plan) and ultimately cost $85M, 20 times the original budget.

Besides the $3.09M mentioned above, there could already be a budget deficit of $15 - 20M as there are significant cost elements that have not been included, such as the provision for additional parking required to meet development application assessment requirements (as stated in council Agenda Aug 2022). It is also unclear if soil remediation cost required due to asbestos contamination has been included. Furthermore, the budget includes the full profits from the sale of 266 Longueville rd, when a principle of the sale of public land requires that 10%  ($3.3M) must be used at the location of the sold land, and therefore cannot be used for this purpose.

The project uses all capital reserves of the council, thereby terminating the plan for a Future Infrastructure Fund Reserve (as stated in Agenda for Aug 2022). It is an abuse of Lane Cove residents’ rates, to use our funds for a facility used only 20% by the residents.

These risks are greatly exacerbated by rushing the process to a point of no return (by demolishing the existing buildings up front), with 80% complete designs and sketchy budgets, exposing the community to the possibility of the proposal failing after the current facilities are demolished (as stated in Agenda Aug 2022). The proposal does not seem to have a formal risk analysis addressing sensitivity to CPI, interest rates and cost overruns.

A council has not maintained the golf course and its foot bridges, resurfaced Longueville rd, maintained pavements, maintained the Lucretia baths, resurfaced tennis courts, or controlled rat infestations and spread of noxious weeds. However, since Sept 2021 (sale of 266 Longueville rd.), these services have improved, begging the question; has the council been funnelling rate payer funds towards capital reserves, instead of providing the quality services it is mandated.

The council claims there is some public support for the centre, but this was at an early stage even before a particular option was selected (as stated in council minutes), and none of the key issues such as the Willoughby proposal, the faulty business case and traffic gridlock were known. The proposal is now being pushed through, purely by the pro-construction lobby of the council and the mayor, against the will of the public as shown by the number of objectors at the council meeting on 23 March 2023 (24 against :1 supporting, where the Mayor used his casting vote to disenfranchise the community), and submissions to the SNPP.

In conclusion, the Willoughby proposal is clearly superior, as it deliver 6 (instead of 4) indoor courts, is located appropriately, has all forms of transport, and checks all the planning boxes. Council should split the cost with Willoughby council to enable their fantastic $72.5M proposal, upgrade the golf club house with a moderate solution in keeping with the conservation zone which includes a function facility, and resurface the 5 tennis courts to be multi-sport courts, such as those done by many other councils such as North Sydney. We do not want to end with a inferior Willoughby option, and a redundant white elephant at Lane Cove which destroys the amenity of the Northwood area and conservation zone.

The council should not play on the unawareness of our time poor residents by not divulging pertinent information (such as the Willoughby proposal) and intentionally scheduling exhibitions during holiday periods when residents are away. This proposal is purely driven by the council attempting to have large construction projects on its books and is an abuse of our funds. The proposal is incompatible with the location, is not serviced by public transport, the business case fails as it is redundant, and is opposed by the public. I ask that it is rejected.

I ask the chairman of the SNPP, Peter Debnam, to reject this proposal, as it is incompatible with the location, largely redundant, ill conceived, incomplete, has not been properly exhibited to the public other than in concept form, and is strongly opposed by the public. Furthermore, it is in the interest of the Lower North Shore residents, that LCC and Willoughby council jointly deliver the superior option of the Gore Hill proposal dedicated to sports.

I ask the Minister of Planning, Paul Scully, to ensure the matter is addressed by the Independent Planning Commission as it is a contentious State Significant Development as per SEPP (Housing) 2021, instead of the SNPP that is stacked with council appointments. To stop the destruction of our communities with proposals purely driven by the construction lobby, which have no regard to compatibility with the location.

I ask that the Auditor General NSW, Margaret Crawford, performs an independent audit of all council activities to 
•	confirm that over the 7 years prior to Sept 2021; rate payer funds allocated to provide mandated services, such as maintaining roads, pavements, the golf course and other sporting facilities have not been funnelled to save up for these major projects, thereby depriving the community of quality services it has paid for;
•	confirm that the use of Lane Cove rate payers funds only, to build a complex that is estimated to be used less than 15% by local rate payers, with the council taking full risk of failure; is a legitimate use of Lane Cove rate payer funds, in the context of strong community opposition.
•	confirm the council is in a position to undertake a project of $85 - $100M (with possible overrun, and significant elements not included in the cost), and that this is a financially sound project in the current financial climate, and in light of other mortgage servicing commitments such as the canopy ($85M project) where low fixed term rates may expire.   
 
I ask that the Ombudsman NSW, Paul Miller, investigate that the rate payers of Lane Cove have been provided a fair and quality service for their rates, over the 7 years prior to Sept 2021 and that this proposal, used only 15% by Lane Cove residents; is not an abuse of Lane Cove rate payer funds. Furthermore, that proceeds from the sale of 266 Longueville rd, conform to the principles of sale of community land, as described in all council documents. In particular, 10% of the proceeds must be spent on surroundings of 266 LR and cannot be used for this purpose.

I ask that the Minister of Local Government, Ron Hoenig, review this proposal taking into account the fact that significant cost items may be missing (additional parking, soil remediation etc), and that the budget of $75M is already overrun with a rapidly increasing price tag of $78.09M (dated Oct 2022), in a context where the councils borrowing capacity is limited to $10M (as stated in council agenda for Aug 2022). Furthermore, the use of all capital reserves on this proposal will incapacitate the council from other capital expenses such as repairing Lucretia baths and re-surfacing tennis courts etc.

I ask that you act promptly, as the Lane Cove Council, against the wishes of the public, is attempting to knock down the existing facilities prematurely (in June 2023), to get to a stage of no-return.

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