Bangaloe Stud Kincumber: Over 55s ‘caravan park’ plan rejected by planning panel

A final decision has been handed down on a proposal to transform a former Kincumber horse stud into an over-50s community.

On one side, objectors said it’s was overdevelopment and could not possibly be classed as a caravan park.

On the other side the developer has vented frustrations that $20m plans to transform the iconic Bangaloe Stud have been “stonewalled” from the outset.

The issue was left with the Central Coast Local Planning Panel who has – for the second time – rejected the proposal for a manufactured home site along Avoca Dr in Kincumber.

The panel has announced its decision, outlining seven reasons for refusal of the DA:

• The proposed development is not properly characterised as a “caravan park”

• DA inconsistent with the environmental zone

• “The proposed development would result in significant cut and fill, earthworks and removal of vegetation on the site which would impact the ecological values, visual and scenic quality of the area.”

The Bangaloe Stud is on Avoca Dr on 24 hectares.

• DA not suited to landscape

• Insufficient information provided by applicant

• “The proposal is an overdevelopment of the site, inconsistent with the current and future desired character of the locality and approval is not in the public interest.

• Non compliance with Local Government (Manufactured Home Estates, Caravan Parks, Camping Grounds and Movable Dwellings) Regulation 2005

The DA, which classified itself as a caravan park under local planning rules, was for a manufactured home village with 165 sites, two short-term caravan sites and clubhouse facility. It was scaled down from 202 sites, along with a major reduction in tree removal.

Artists impressions of a proposed over 50s manufactured home site.

When it came to the planning panel meeting last week, Kincumber and Picketts Valley Community Action Group spokeswoman and local lawyer Pauline Wright told the panel the DA cannot be characterised as a caravan park.

“It is properly characterised as a manufactured home estate for possibly seniors housing, both of which are prohibited on this E4 (environmental) land,” she said.

Ms Wright said the proposed two short term caravan park sites should be ignored in the overall DA.

“There are only two proposed caravan sites but 165 sites intended for manufactured homes.”

“This proposal is an overdevelopment and it’s environmentally unsuitable for the site.”

Roger Johnson spoke about the impacts the development could have on Saltwater Creek and Avoca Lagoon.

Pauline Wright spoke against the DA. Picture: Jacqui Way

Living Choice Director Ian Tregoning.

“There’s no stormwater system below Bangaloe, where will the stormwater go from 165 houses, roads and infrastructure? Straight into Saltwater Creek and Avoca Lagoon,” he said.

“The Bangaloe proposal if approved will open the flood gates for a rolling wave of medium density housing developments masquerading as caravan parks that will destroy the remaining character of the area.”

Living Choice Director Ian Tregoning said Living Choice had a long history on the coast with three villages with 550 homes and 800 residents.

He said the company did its research before they bought the site and spoke to council which indicated a mobile home park was an acceptable use of the site. He said the proposed land lease community would be for over 50s and the DA was not a retirement village.

“This is the way the market is moving and this is why we wanted to offer this particular offering on the Central Coast,” he said.

Image of the old Bangaloe Stud.

Mr Tregoning said they had reduced the number of sites to 165 and retained a significant number of trees along with the original farmhouse.

He said they had worked with experts in all fields and that any issues raised by objectors could be “worked through and resolved by the conditions of consent”.

He said other developments approved nearby on E4 lands including a bowling club, Avoca Beach Hotel, tourist cabins and a caravan park.

“We are frustrated that we have been stonewalled from day one,” he said.

“We are high quality developers, we build an excellent product and we feel that this would be good for the community and there is a dire need for over 50s accommodation in the area.”

Consultant Chris Smith said a caravan park is permissible in the local planning rules and while the definition is complex it extends to manufactured and mobile homes.

“The product that we are producing in this particular development application is consistent with caravan parks,” he said.

Mr Smith said engineering matters such as stormwater and traffic had all been addressed adequately in the DA by various experts.

“Council’s assessment fails to consider how this region is growing and changing,” he said.

“This project is needed on the coast.”

Earlier – July 16, 2020

Plans for a $20m “staged caravan park” at the old Bangaloe Stud in Kincumber are back under review.

The issue is set to come before the Central Coast Local Planning Panel on July 22.

Applicants Choice Living Avoca Development Pty Ltd are calling for a review of the panel’s refusal of the caravan park on Avoca Dr and Picketts Valley Rd back in August 2020.

At the time, the application was for 202 manufactured home sites and community facilities targeted at over-55s, however the DA has been changed with a reduction to 165 sites and 2 short tern caravan sites, along with removal of the recreational and sales building.

The manufactured homes would include one, two and three bedroom options.

Changes also include a reduction in the number of trees to be removed from 491 to 327, along with the retention of the existing farmhouse at the old thoroughbred horse stud.

Access is still proposed off Avoca Dr and the main clubhouse facility will remain along with an indoor swimming pool, tennis court, bowling green, putting green, community garden and yoga deck.

Central Coast Council has recommended the DA be once again refused due to issues around overdevelopment and whether the DA should be classed as a “caravan park” along with ecological impacts.

“There are significant impacts on trees, ecology, flooding, soil and water quality, and the visual and aesthetic values of the site,” the council report states.

The developer says they have gone to “great lengths” to reduce local impacts.

The applicants say they have gone to “great lengths” to reduce local impact by reducing the development and retaining more trees and vegetation.

They indicated that the original proposal was supported by council’s water and sewer department and social planner, the NSW Rural Fire Service and Transport for NSW.

The panel outlined seven reasons for refusal in 2020, including the plan not being appropriate for the Environmental Living zone and being an “overdevelopment of the site”.

The applicant has stated that the proposal is in line with the zone.

“Approval of this residential land lease community is likely to be the greatest opportunity to achieve ecologically, socially and economically sustainable development which respects and

values the biodiversity of the region,” they state in the latest report.

Locals have called the DA an “overdevelopment”.

“Once developed, it will remove any opportunity for further development as the Region continues to experience a continued growth in population for the years ahead.”

The original proposal received backlash from the local community with close to 5000 people signing a petition calling for the DA to be axed.

The community group known as The Kincumber and Picketts Valley Action Group formed with the sole purpose of fighting the proposal.

“While this seems on face-value like a reduction from the previously refused DA for 202 manufactured houses, the documents put forward by Choice Living reveal that there is still huge infrastructure and massive earthworks required,” the action group has stated.

“We can still fight this successfully.”

The group has voiced strong concerns about overdevelopment, traffic impacts, vegetation removal impacts in endangered species.