VCAT denies NSW developer’s $3.8m Leopold caravan park bid

The state’s planning umpire has made a decision on plans for a $3.8m caravan park at the gateway to the Bellarine Peninsula.

A proposed caravan park plan set for Leopold denied by council has been quashed at VCAT. Picture: planning documents

Plans to transform a large parcel of Bellarine Peninsula land into a $3.8m caravan park have been rejected by the state’s planning umpire.

NSW-based landowners DZZ Pty Ltd lodged a planning application in early 2022, seeking to develop a caravan park at Clifton Ave in Leopold.

The proposed park would have featured 86 camping and caravan sites, as well as reception block, a lobby, cafe and staff area, a camp kitchen and games area.

It would also have had a covered deck, a residence for the manager, a jumping pillow, swimming pool and tennis court.

An artist's impression of a cabin at the caravan park development. Developers amended the park’s proposed plans to remove its 37 cabins, but it was not enough to sway VCAT.

The City of Greater Geelong denied the permit as the land was zoned for farming, and “would not result in an acceptable outcome” needing to balance the site’s zoning with tourism.

In taking the city’s decision to the Victorian Civil and Administrative Tribunal, the developers argued the proposed park would “not permanently affect the supply of productive agricultural land” and would benefit the region.

However, it was not enough to sway VCAT members Dalia Cook and Tracey Bilston-McGillen, who concurred with Geelong council and denied the permit.

“We have concluded that the proposed use and development of the land is unacceptable having regard to the zoning of the land and relevant strategic directions,” Ms Cook and Ms Bilston-McGillen said.

A restrictive covenant over the property was also in place, which DZZ had sought to remove.

“We do not support the removal of the registered restrictive covenant notwithstanding consent from the sole beneficiary,” Ms Cook and Ms Bilston-McGillen said.

“It would also be premature to allow the removal of the registered restrictive covenant preventing the use of the land for a caravan park or similar in these circumstances.”

In making their decision, Ms Cook and Ms Bilston-McGillen acknowledged while the owner of the land had provided consent for a restrictive covenant to be lifted, the tribunal found the proposed development did not comply with the area’s planning scheme.

“Just because policy supports tourism in rural areas, is not to be interpreted that all rural land is suitable for tourist accommodation,” they said.

They concluded that while another caravan park in the region was feasible, planning must be carefully considered.

“We recognise the need for additional tourist accommodation within the Bellarine Peninsula, but this should not be at the expense of orderly planning,” they said.

Originally published as VCAT denies NSW developer’s $3.8m Leopold caravan park bid