45-storey apartments in Gordon? Ku-ring-gai Council has one big problem

Ku-ring-gai Council’s idea of building 45-storey apartments in Gordon to preserve heritage elsewhere in its local area is under threat because at least one of the sites identified for possible redevelopment is heritage-listed and owned by the council itself.

North shore real estate agents and industry leaders have poured cold water on Ku-ring-gai Council’s thought bubble – revealed in a report to councillors and to be discussed on Wednesday night – to erect taller residential towers in smaller sections of the municipality, which was one of several raised by council staff as possible alternatives to the state government’s transport-oriented development (TOD) plan.

The view from Gordon train station, where Ku-ring-gai Council is considering allowing buildings to stretch up to 45 storeys high.Credit: James Brickwood

Houssam Yakzan, an agent at property group Savills who represents owners selling in TOD areas, said there were huge barriers to developing on the sites identified by the council.

“The council’s alternative plan is unlikely to deliver the proposed dwellings number as the density burden falls on council-owned land, some heritage-listed, which may never be sold to developers,” he said.

In Gordon, under its “Preserve and Intensify” option, the council identified two blocks of land that could be upzoned to allow buildings to stretch up to 45 storeys high. One of those blocks includes its heritage-listed council chambers.

“If you’re trying to put a proposal together that would be least impactful to heritage, I can’t see how a 45-storey building on a heritage item meets that criteria,” Yakzan said.

His concerns were shared by Urban Taskforce Australia chief executive Tom Forrest, who said building residential apartments on top of heritage-listed sites was “one thing I’ve never seen”.

“Are they really going to put residential on a council building? I don’t think so,” he said. “That’s cynical of [the] council. They’d go berserk if anyone in the private sector did that. Either that or they’re trying to con the state government.”

On the same block, earmarked for up to 45 storeys, an Aldi supermarket will be established after a development application for 55 apartments and two shops over eight storeys was approved.

Woolworths has a 10-year lease at the Gordon Centre, which would hamper development.Credit: James Brickwood

The council’s report also gave the option of developing 25-storey apartments over Gordon train station, which Forrest described as “an absolute pipe dream”.

“I’ve worked in the railways, I know how difficult it is to build anything over a line. It’s not impossible, but retrofitting costs so much because you have to build it to withstand a train coming off the tracks at the maximum potential speed.”

Some sites are also held on long-term leases, Yakzan said, highlighting Woolworths’ 10-year lease in the Gordon Centre, making it hard for a developer to purchase.

A Ku-ring-gai Council spokesperson said development viability was “carefully considered” in making the plans, to be discussed on Wednesday night.

“If council decides to exhibit the scenarios, we would be happy to take feedback on the issues raised in your query, and any other issues raised in the engagement process.”

Start the day with a summary of the day’s most important and interesting stories, analysis and insights. Sign up for our Morning Edition newsletter.