Bangaloe Stud Kincumber: Over-55s village plan before the Central Coast Local Planning Panel
It’s decision time for the controversial over-55s village proposed at the former Bangaloe Stud in Kincumber – with more than 4000 objections lodged. Hear why council has called for the DA to be rejected.
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Contentious plans for an over-55s village at the iconic Bangaloe Stud site in Kincumber are before Central Coast Local Planning Panel today.
The panel are considering the $19.7 million development, proposed by Choice Living Avoca Development Pty Ltd, to transform the former thoroughbred breeding stud at 255 Avoca Dr into a residential land lease community with 202 manufactured homes.
Since the plans went public in late 2019, locals have actively voiced objections, describing the proposal as an overdevelopment and highlighting concerns about traffic on Avoca Dr, removal of hundreds of trees, flooding and destroying the character of the area.
During public exhibition, the DA attracted 120 objections along with a petition with 4388 signatures against the development.
Central Coast Council has recommended the panel reject the proposal for the 24ha site, also describing it as an “overdevelopment”.
Council’s 11 reasons for refusal state the development does not meet the “caravan park” or “manufactured home estate” definitions within the Environmental Living zone.
It states the development is prohibited under the Gosford Local Environment Plan (LEP), the site is unsuitable for a caravan park and the overall proposal would have an adverse impact on the character of the area.
“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,” council states.
The applicant proposes 202 sites at the former horse stud along with community facilities including a country club and health and fitness centre, roads and infrastructure.
Other features include a cafe, sewing rooms, lawn bowls, tennis courts, dog parks, community garden, barbecue areas, pavilions and a mens shed and workshop.
“The vision was to establish a benchmark in community living for Over 50s that supplements the surrounding areas rather than dominates, utilising the setting to establish a community in a location where people dream of living,” the applicant has stated.
Seven people spoke in favour of council’s recommendation to reject the DA, including Graham Murray on behalf of The Kincumber and Picketts Valley Action Group which formed to fight this development.
He described the “cold reality” of the development, starting with the removal of 600 mature trees, followed by the destruction of the heritage homestead and then filling in of creeks and dams. Then the civil works and trucks driving in and out of the green corridor.
“We as a community need to have faith in the planning processes,” he said.
“When you drive along Avoca Dr and the Scenic Hwy you realise this sense of character. It’s what makes this area special.”
He said approval would set a precedent with the applicant disrespecting the zoning laws.
Steve Forte from the Avoca Beach Community Association described the proposal as a “high density housing estate” which is trying to be pushed through under the guise of a caravan park.
The applicant’s spokesmen Chris Smith and Philip Goodman have asked the panel to defer its decision to allow more discussion.
They indicate the homestead will remain at the site and the development will be visually a low density area with rural outlooks retained.
A Choice Living Avoca Development spokeswoman previously told the Express the DA highlights that the development has been sensitively designed and located over parts of the site previously cleared for timber and agricultural pursuits.
“The proponent is experienced/not a speculator and is responding to current market for alternative housing options and forecast demand out to 2036,” she said.
“The proposal will provide local jobs and significant economic injection into the local economy.”
The Panel will make a ruling on the DA in the coming days.