Blue Mountains City Council

Springwood Town Centre Project (Discontinued)

Background

The Springwood Town Centre Project was initiated at the Council meeting of 30 January 2007 when the Council considered the possibility of using public land as a catalyst to assist the further development of the Springwood town centre.

The public land under consideration in the project comprises three key sites within the town centre identified as the 'Southern Car Park Site', the 'Northern Car Park Site', and the 'Civic Centre Site'. The Department of Lands, as owner of a parcel of land on the Northern Car Park Site is participating in the project.

A number of initial studies were undertaken including parking provision, traffic circulation, economic development and a check was undertaken on the status of the property involved. A community workshop was undertaken to identify issues and discuss ways to test for market interest in the land and a report of the workshop produced.

On 24 April 2007 the Council determined to undertake an initial assessment of needs for community facilities and services and recognised that as the Council owned sites contain a number of significant community uses and the implications of their relocation or replacement would need to be clearly understood prior to engaging in a tender process.

On 7 August 2007 the Council decided to place an Options Report which outlined options to gauge market interest in the public land on public exhibition seeking comment over the period 13 August to 24 September 2007. 140 submissions were received during this period. The Council considered these submissions on 12 October 2007 and decided to follow a 2 stage procurement process being:

  • Stage 1: Call for Expressions of Interest (EOI); and
  • Stage 2: Request for Detailed Proposals (RDP).

Expressions of Interest

A Call for Expressions of Interest and supporting tender process was prepared and on 30 October 2007, the Council resolved to proceed to invite Expressions of Interest on the Civic Centre Site, the Northern Car Park site and the Southern Car park site. The Springwood Town Centre Project Call Document may be downloaded at right.

Expressions of Interest were sought from November to December 2007. Five submissions were received and the tender evaluation of these was reported to the Council on 11 March 2008. The Council resolved to invite three proponents to proceed to Stage 2 at a date yet to be determined. These were Coles Group, Woolworths Limited, and Jamieson Property Group and a summary of their proposals is provided for information:

Coles Group

"Blue Mountains City Council has issued a Call for Expressions of Interest Document for the development of three strategic sites in the Springwood Town Centre. The purpose of this Expressions of Interest process is to enable Council to consider opportunities that may exist for the use of these sites, to assist the further development of the Springwood Town Centre precinct.

This Call for Expression of Interest submission is made by Coles Group Property Developments Ltd, an operating entity within Wesfarmers Limited, and looks to respond suitably to the desired project objectives and outcomes that have inspired this Expression of Interest process.

Our submission offers proposals for all three of the strategic sites involved, resulting in an integrated and cohesive development outcome for Springwood that complements the character, form and atmosphere of the existing town centre.

The design process for the overall concept began by considering and then utilising the different sites for the functions to which they are best suited. This was contemplated in terms of the location of the sites within Springwood, the addition of uses that would benefit the existing town centre and the planning considerations determined by the tenure and zoning of the land.

Coles Group Property Developments have also drawn on their past and current experiences in town centre development to influence these proposals, emphasising certain key criteria that are most relevant to Springwood, including:

  • The importance of considering traditional retail planning in creating and enhancing the village style atmosphere;
  • Respecting the significance of existing historic buildings in the surrounds, as these buildings create the character of the location, and;
  • Considering the impact of the developments in terms of the environment and taking steps to ensure this is minimised through incorporation of design features that support sustainability.

The proposals presented in this submission are the result of the abovementioned processes, with the development of the three sites in the manner described enhancing the appeal, vitality and future of the Springwood Town Centre." (Reference: Summary from Form 1 Expression of Interest)

Jamieson Property Group Pty Ltd

"The enclosed submission is a response to Councils Call for Expressions of Interest in the Springwood Town Centre Project for all three (3) sites.

The submission meets the primary objections of the Town Centre Project, by contributing to and itself being an economically viable mixed use proposal as well as renewing and significantly enhancing community facilities and services.

The strategies applied to each site attempt to balance and respond to community expectations, geographical constraints, and market analysis.

Currently the Council carparking fronting Springwood Road (Northern Carpark) is disconnected from the existing retail and transport links, is difficult to access and is at an awkward level. The Town Square is limited in functionality for both formal and informal use. The Civic Centre is tired, hidden and unwelcoming.

In approaching the three sites, the following opportunities and constraints were recognised and factored into the concepts:

  • The Springwood Community lacks the convenience of a full line supermarket and does not offer a comprehensive range of everyday consumables. By providing this type of facility, existing retail businesses along Macquarie Road will be strengthened with escape expenditure to surrounding areas reduced.
  • Upgrade, consolidation and integration of both sides of Macquarie Road will enhance hospitality opportunities such as restaurants, cafes, giftware and provide an inviting destination for passing tourist trade.
  • Evidence suggests reasonable demand for additional commercial premises given proximity to transport (rail). This will also create an employment destination and further strengthen the town centre with a workforce.
  • Demand for residential living in the town centre may not be currently supported. But as the town centre is enhanced and becomes a vibrant destination through this proposal, one could expect this demand to increase. The future development of the rear of the Civic Centre will cater for this and provide a good transition to the residential zone along David Road.
  • Providing a vibrant public open space and reinforcing existing community facilities will consolidate the community ethos and strengthen the viability of the retail precinct as a destination.
  • Supply of additional retail space needs to be balanced and not undermine existing retailers. Oversupply may be unsustainable and detrimental to existing retailers. This component of the proposal has been limited.
  • Current public carparking is disconnected. By integrating carparking on the north and south side of Macquarie Road, one large-scale, convenient and weatherproof facility is created for the use of the entire Town.

Recognising the above points identifies where opportunities lie, in providing sustainable development in Springwood. Key determining factors in strengthening and attracting interest in Springwood are; scale and composition of traders and the quality of public domain.

Our proposed development of the Northern Carpark provides links to transport (train and bus), existing retail (Franklins) public open space (Town Square) and customer carparking.

Development of the Southern Carpark offers higher quality public open space, enhanced bushland views and further linked convenient carparking. The proposal for the Civic Centre site offers centralised community services, an upgrade of facilities to showcase of the community culture and a future residential use.

A more detailed review of each site accompanies this submission. The proposal aims to retain community identity, provide employment opportunities, strengthen the core retail precinct, upgrade community facilities and raise the profile of Springwood." (Reference: Summary from Form 1 Expression of interest)

Woolworths Limited

"This submission by Woolworths Limited is a response to Blue Mountains City Council's Call for Expressions of Interest (No 2007-01), for development of one or more strategic sites in the Springwood Town Centre.

Woolworths' proposal includes the two Town Centre sites identified in the EOI document as the Civic Centre Site and the Southern Car Park.

The Woolworths concept delivers the following outcomes:

  • Full line 3,200 sqm supermarket, approximately 940 sqm of speciality shops and basement parking for 198 cars on the Civic Centre Site.
  • Community facilities currently operating on the Civic Centre site relocated to new purpose built facilities on the Southern Car Park and basement parking provided for 216 cars.
  • An increase in total parking to 417 cars for the Civic Centre and Southern Car Park sites compared to current capacity of 210 cars.
  • Enhanced pedestrian links from the Southern Car Park development to the existing Northern Car Park.
  • Modern community and retail facilities that will service the community needs and reduce escape retail spending to centres outside of Springwood.
  • Stimulation of the local economy through reduction in escape retail spending and employment opportunities generated by the new developments.

Woolworths is at the forefront of sustainability of design for supermarkets and retail facilities as evidenced by the recently opened Rouse Hill supermarket in north west Sydney, stores currently under design and construction and the recently announced Woolworths Sustainability Strategy 2007-2015.

Woolworths has a strong track record in delivering projects that achieve community support as well as working with various levels of Government. Examples include West Ryde Marketplace, Mudgee, Gungahlin and Buderim.

Woolworths is a $30 billion plus Australian owned company with vast retail development experience. Since 1993, we have developed more than 50 neighbourhood shopping centres across Australia. Council can be assured that Woolworths has the financial capacity, commitment and experience to deliver the Council's vision for the Springwood Town Centre." (Reference: Summary from Form 1 Expression of interest)

Critical Council Decisions

Following the election of the current Council in September 2008 the Council has considered a number of motions regarding amendments to the procurement process, and consultation around the project. On 11 November 2008, Council considered a rescission motion for the Council resolution of 11 March 2008. This was deferred.

On 17 February 2009 the Council resolved to contact the shortlisted proponents to ascertain whether they are still interested in the project prior to proceeding with the project. The Council also resolved to investigate ways of obtaining public opinion on the way forward including conducting a poll or referendum and other methods of consultation. A notice of motion to 17 February 2009 asked for advice on the total cost of the Springwood Town Centre project to date. This report was presented to the Council on 14 April 2009.

Consultation occurred with Councillors and the Council considered a report on 15 December 2009 which proposed a program for community consultation and preparation of more detailed documentation to support Stage 2 of the tender process (Request for Detailed proposals). A rescission motion which was subsequently placed on this resolution was considered on 30 December 2009. The rescission motion was defeated and the resolution now stands. The rescission motion has however delayed commencement of implementation of the resolution and the program timelines have been amended by Council resolution on 2 February 2010 and 6 April 2010.

A consultant report on 'Community and Cultural Facilities: Needs Assessment' may be downloaded at right. Further documentation of requirements for community and cultural facilities and other requirements for the development of each site (including feasibility and broad costs) was on exhibition during May 2010 seeking community comment. Click here to access the community consultation information.

On 22 June 2010 the Council considered a report on the results of the community consultation. The Council resolved to proceed to Stage 2 of the tender process, being a Request for Detailed proposals, and that the community consultation results would inform the tender documents and requirements. So the proponents have a clear understanding of the Council decision making process, the tender documentation is to clearly outline the proposed poll of community opinion which is to be conducted after the detailed proposals have been received. The tender documentation is also to specify that Council owned land will only be available to proponents on a leased basis. A further report was presented to the Council on options for conducting a poll of community opinion around the tender proposals.

In August 2010 the Labor Federal Government announced that if the Labor Government were returned to government, they would provide $9.5 million towards the upgrade of community and cultural facilities in Springwood. On 31 August 2010 Council made a number of resolutions to firm up this election promise from Liberal member. On 21 September 2010 the Council resolved to defer the tender process pending the conditions of the Federal funding. It is expected that notice of the funding conditions will be received by the end of 2010. The Council resolved on 12 October 2010 to approach state government members seeking further funding for the project. On 2 November 2010 the Council resolved to receive a report around discontinuing the tender process. This report was considered by the Council at the Ordinary Meeting of the Council on 14 December 2010, where the Council resolved to terminate the tender process, and the community poll and to proceed to engage suitable qualified Architectural Team to develop the plans for the upgrade.

For more information on this project please contact Council on (02) 4780 5000 or council@bmcc.nsw.gov.au.