A proposal to expand the Bodhi retreat at 319 Daylesford-Trentham Road has sparked significant debate among residents, with supporters citing economic benefits and objectors raising concerns over environmental impact, traffic, and land use changes.

Bodhi currently operates as a boutique retreat, offering seven luxury cottages on a 24-acre site that includes recreational facilities including a tennis court, a swimming pool, and BBQ areas. The proposed expansion includes:

  • The construction of a function centre with a 35-patron capacity
  • Eight one-bedroom hotel suites
  • Four massage treatment rooms with a spa, sauna, and steam room
  • A new manager’s residence
  • Demolition of the existing caretaker’s dwelling
  • Expansion of car parking and upgraded vehicle access

The applicants argue that the development will enhance Daylesford’s reputation as a wellness destination, create jobs, and cater to growing visitor demand for high-end retreats. They also emphasize their commitment to responsible environmental management, promising to minimize vegetation removal where possible.

Despite these assurances, several community members have lodged objections. Their concerns focus on several key areas:

Change of Land Use and Impact on Amenity: Objectors argue that the proposal represents a substantial shift in land use, transforming a quiet retreat into a bustling commercial enterprise. Surrounding properties primarily consist of single residences and farmland, making the new development an outlier. They argue that the presence of a function centre and additional accommodation will increase noise levels, disrupt the area’s tranquil character and bring in more traffic.

Environmental and Biodiversity Impact: The removal of approximately 25 trees has raised alarms among conservationists and locals who value the site as part of a broader bushland corridor. Critics argue that the habitat supports endangered species, including the Gang Gang Cockatoo and the Powerful Owl. They also question whether offset planting would adequately replace lost biodiversity.

Bushfire Risk and Vegetation Clearance: Given that Daylesford is a bushfire-prone area, the proposal requires the creation of a “Defendable Space,” necessitating further vegetation clearance. Objectors fear that such measures will significantly alter the landscape and compromise the site’s ecological integrity. Additionally, they highlight the risks of bringing more infrastructure and visitors into a high-risk fire zone.

Traffic and Road Safety: The project involves modifying road access and adding parking spaces, but residents believe these changes do not sufficiently address increased traffic volumes. The Daylesford-Trentham Road is already a busy route, and objectors argue that additional vehicle movements, particularly large service and delivery trucks, will worsen congestion and heighten accident risks.

Economic Justification and Community Benefit: While the applicants emphasise job creation and economic growth, objectors question the scale of these benefits. They point out that the function centre’s capacity has already been reduced from an initial 120-person proposal to 35 patrons, limiting its financial impact. Additionally, concerns have been raised over whether the development aligns with council strategies that advocate for economic diversification beyond tourism.

The developers argue that there is already an existing planning approval (PA 1977) which sets a precedent. A development nearby at 254 Daylesford Trentham Road known locally as Nevilles Dam (adjacent to the Council Depot), is for the development of an 1800 sqm conference facility, 510m wellness centre, entertainment pavilion, guest house, boat shed, 23 hotel units and 105 car spaces.

Hepburn Shire Council faces a challenging decision in balancing economic development with environmental preservation and community concerns. Some residents worry that approval of this project could set a precedent for further commercial developments in rural zones.

Negotiations with objectors are unlikely to be succeed. From the developers perspective, the proposal has already been scaled back considerably and further reductions could affect the financial viability of the development. The issue is destined for a decision at a Council meeting.

Council will need to weigh the merits of the proposal carefully.The Bodhi issue will challenge the new Council and could provide insights into their priorities. Should the Shire prioritise economic expansion, or should conservation and community character take precedence?

The planning application PLN22/0337 can be downloaded from the Council website. The advertising date for the application has passed but Council will accept submission of support or objection until a decision on the application is made.