Lane Cove North residents have been advocating for local shops so they don’t have to get in their car and drive to Lane Cove to visit the doctor, the chemist, get a haircut, or visit a Pilates studio.
Shops in this area have been discussed numerous times. In October 2021, Lane Cove Council discussed a notice of motion recommending that Lane Cove Council write to landowners in the Lane Cove North area who own land zoned R4 and have not yet lodged a Development Application, asking whether they have any interest in developing a neighbourhood centre concept.
This notice of motion was defeated.
Lane Cove North residents are either in the Lane Cove Council area or the Willoughby City Council area.
Willoughby City Council, at a meeting held on 15 September 2025, formally considered Lane Cove Council’s request to participate in the Lane Cove North Study and resolved the following:
- Council declines to co-fund a strategic study, and
- Should Lane Cove wish to proceed, Council planning staff will provide information on our strategic intent for Lane Cove North, including relevant opportunities and constraints.
Lane Cove Council Staff Asked to Prepare A Report
In November last year, the council asked Lane Cove Council staff to prepare a report about the possibility of developing neighbourhood shops in the Lane Cove North area.
Staff have written a report for discussion at the upcoming March 2026 Lane Cove Council Meeting, which sets out:
- what work would be needed
- where shops are currently allowed
- what incentives might encourage developers to build shops
- how much the required studies could cost.
The report notes that most land in the Lane Cove North / Mowbray precinct is zoned R4 High Density Residential. In this zone, neighbourhood shops are already allowed, but they can only be up to 400 m² in size.
There is one site zoned E1 Local Centre, where larger retail uses are allowed without size limits.
Despite shops being permitted under current planning rules, developers have not included neighbourhood shops in recent development applications.
The report notes that Council therefore needs to understand why shops are not being built and whether planning changes could encourage them.
Under the NSW planning system, councils cannot require developers to include a specific use, like a shop.
In general, there are only two types of incentives available under the NSW Planning System to encourage developers to include shops: bonus floor space/height provisions and an additional local provision (requiring one site to deliver a shop of a certain size on its site).
Studies Needed Before Lane Cove Council Can Progress Further
Council staff have noted that several studies would be required before any planning changes could be considered.
These studies would examine:
- whether there is demand for shops in the area
- what type of shops would be viable
- where shops could be located
- whether planning incentives would be needed to encourage developers.
Lane Cove Council officers identified that at least four reports would be needed.
Market Analysis
Examines supply and demand, local demographics, competing centres, vacancy rates and whether there is enough demand to support new shops.
Planning / Urban Design Study
Looks at how shops could fit into the area and what planning incentives might work.
Feasibility Study
Tests whether the proposed planning controls would be financially viable for developers.
Traffic Study
Examines the potential traffic impacts of new shops.
Additional studies may also be required if Council later decides to amend the Local Environmental Plan (LEP).
What Would These Studies Cost Lane Cove Council?
Indicative costs for these studies are:
- Market Analysis: $80,000 – $100,000
- Planning / Urban Design Study: $30,000 – $50,000
- Feasibility Study: $30,000 – $60,000
- Traffic Study: $10,000 – $30,000
Estimated total cost: $150,000 – $240,000.
Actual costs would depend on quotes from consultants.
The Report is for councillors’ note only and does not include a resolution to vote on. In addition, no funding has been allocated in the current 2025/26 Council budget.
If Council decides to proceed, funding of $150,000 to $240,000 would need to be included in the 2026/27 budget.
So, at this stage, the likelihood of shops in Lane Cove North is not great. Residents need to write to both Lane Cove Council and Willoughby City Council to request action.
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