Expressions of interest: RV Campground in Two Wells

Key facts

The vision is for a contemporary and fit for purpose RV campground in the heart of growing Two Wells, developed and managed by appropriate operators and bringing benefit to the precinct, Two Wells and wider Adelaide Plains businesses and residents.
Ongoing population growth is underpinning the need for a second sports field and new courts in the precinct's western part. Whilst it is not confirmed when a second sport field will be needed, there is a time capped opportunity (up to 5 years) for a campground on land flagged for future field. Future courts' land could also be used for up to 5 years, with timing dependent on need for additional/relocated court facilities.
Vehicle access is available from the main oval entrance past the ticket booth, dump point, and clubrooms to the western area. Game day access will need an agreement with the Football Netball Club.
Expert advice confirms in general terms, RV campground development of the former landfill should be suitable. Additional expert advice will be needed at a future date to support a development application for a specific campground proposal.
For a campground involving land subject to flood hazard, to support a development application at a future date, expert hydrological advice will be needed to demonstrate the campground will be safe.
Proponents are invited to discuss with Council administration what type of support they may be seeking via Council.
Land under consideration is Crown Land under Council’s care and control. Under the Local Government Act 1999, the land is ‘community land’ and subject to the Community Land Management Plan. As such, formal consultation on a proposed lease up to 5 years is not anticipated. Longer leases will require consultation.
Council officers are in ongoing discussions with the Department of Environment and Water (DEW) to understand the nature of the Crown approval role that may be needed via DEW.
A panel of officers across economic development, property and assets will evaluate EOIs based on criteria around track record of proponent, responsible coexistence and collaboration, and alignment of proposal with oval master plan and Community Land Management Plan. The panel's evaluation and all EOIs received will be forwarded in confidence to a formal Council Meeting for an in-principle decision.
If an in-principle decision of support for a particular EOI is made, the proponents’ EOI will be conditional on securing planning consent and entering a suitable lease. Both will require necessary detailed work to be completed.
A range of information is requested to be included in EOIs.

After considering various versions over 2024 and 2025, a draft Two Wells Recreation and Sport Precinct Master Plan was endorsed for formal community consultation at the 27 October 2025 Council Meeting. Community consultation commenced in December 2025 and is concluding on 16 February 2026. Consultation webpage for master plan

Vehicle access is available from the main oval entrance past the ticket booth, dump point, Football Netball Clubrooms, Two Wells Community Centre Hall for Hire, and to the western area.

This access is available all the time except for game days. This is typically Saturdays and about 10 – 12 times per year.

On football game days, patrons to the game pay to enter at the ticket booth.

Proponents will need to negotiate suitable arrangements with the Football Netball Club. As it's expected proponents will enter a lease with the Council to lease land in the west, it is expected proponents will ‘manage’ people coming to use sites in the campground. This booking system and the emails/communications people coming to camp will use could be used to gain entry on game days.

The roadway adjacent the car park to the north of the Bowls Club also provides vehicle access. However, this access has several 90-degree corners which make easy access for longer vehicles difficult. Whilst this could change in the future, there is no timeframe set.

Condon Road is to the southwest of the Oval precinct and is separated by a drain that would require significant works to enable vehicle access. Similarly, significant works would be required to enable the envisaged vehicle access to the Oval precinct adjacent the cemetery.

A dump point exists within the Oval Precinct. Power and water exists within nearby Club buildings.

Options for water could be:

A fill point at the entry to the RV campground rather than water to every site/parking spot
Selected sites have a water point
No onsite water and fill up elsewhere before coming to the campground.

Proponents will need to investigate these at the appropriate time.

See Utilities Background document.

In order to seek planning consent, at the time of a development application, a campground involving land subject to flood hazard will need to provide expert hydrological engineering advice to demonstrate the campground will be safe.

The SA Property and Planning Atlas shows flood hazard exists along the southern and western perimeters.

Completed in late 2025, investigations of the former landfill ‘suggest that the site is suitable for the proposed open space recreational use or recreational vehicle use. Soil management will be required if any substantial excavation is planned’.[1]

In the light of this positive and overall low risk finding, additional expert advice will need to be received at a future date to support a development application for a specific RV campground proposal.

[1] environmental projects, 43 Old Port Wakefield Road, Two Wells, Preliminary Site Investigation and Limited Soil Investigation 18 December 2025.

The investigations are available under Documents.

All land under consideration through this EOI is Crown Land under Council’s care and control. Under the Local Government Act 1999, the land is ‘community land’ and subject to the Community Land Management Plan (CLMP).

The oval precinct is part of the ‘Major Sport and Recreation Precincts’ CLMP. The CLMP affirms the development in the oval precinct of RV camping where it can demonstrate compatibility with existing recreational uses, appropriate management arrangements, and broader benefit to the community and precinct.

'LEASES AND LICENCES CONSISTENT WITH PLAN

The grant of exclusive and non-exclusive leases and licences for the following purposes is consistent with the MSRP Management Plan:

- To provide facilities for sporting clubs and similar organisations;

- To provide for the development of new community sporting and recreation facilities;

- To provide for the development of one or more Camping/RV Parks and associated facilities;

- To support the implementation of Master Plans and other relevant Council plans as amended from time to time.'

Under the Local Government Act 1999, Section 202, a lease for 5 years does not require formal public consultation where the grant of a lease is authorised in an approved management plan. For the Oval Precinct, the Major Sport and Recreation Precinct CLMP states ‘The grant of exclusive and non-exclusive leases and licences for the following purposes is consistent with the MSRP – To provide for the development of one or more Camping/RV Parks and associated facilities’.

As such, formal consultation on a proposed lease up to 5 years in length is not anticipated.

The CLMP is available under Documents and also via Community Land Management Plans.

Competitive neutrality principles seek that Council activities – including Council’s role associated with an RV campground, don't unfairly disadvantage private businesses operating in the same market.[1]

Part of the purpose of this EOI is to test the market around private and other interests in establishing an RV campground.

[1] dpc.sa.gov.au/resources-and-publications/competitive-neutrality

Background about existing tourist accommodation across Adelaide Plains is in the Tourist Accommodation Adelaide Plains Paper available under Documents.

[1] dpc.sa.gov.au/resources-and-publications/competitive-neutrality

Proponents should discuss with Council administration what type of support they may be seeking.

Acknowledging RV camping is a form of tourism, there may be various grants that proponents may be eligible to apply for.

Note that in relation to works requested by proponents to be undertaken by Council itself, under Council’s Private Works Policy ‘private works means work undertaken by Council or a sub-contractor engaged by council at the request of a person(s) or company.’ This policy states ‘The purpose of this policy is to establish a framework for Council to undertake private works in a manner that ensures transparency, fairness, and accountability. It aims to achieve full cost recovery, including appropriate margins while maintaining competitive neutrality, ensuring local private contractors are not disadvantaged’.[1]

[1] apc.sa.gov.au/our-council/documents/policies-procedures-by-laws

Council, at its meeting on 25 August 2025, resolved (bold added):

“that in consideration of the ongoing work of the Two Wells Oval Master Plan, that Council instructs the Chief Executive Officer, subject to the outcome of the Two Wells Landfill investigations, undertake an expression of interest process for RV camping in the western part of the Two Wells Oval precinct to identify a preferred proponent, negotiations around a suitable legal agreement, consultation under the Local Government Act 1999, expert advice to support RV use of land that comprises the former landfill, and the proponent securing planning consent”.

2014 research confirmed the Kaurna heritage value of The Wells adjacent Wells Road as well as a burial under a telecommunications facility near the Bowls Club.[1]

[1] Two Wells Town Centre Development Plan Amendment Cultural Heritage Management Desktop Report, Australian Cultural Heritage Management 2014.

This is available on request.

RV Campground Scenarios

Initial discussions with representatives of Cricket and Australian Rules Football confirms there is a need at some time in the future for a second sports field in the western part of the Oval precinct. Likewise, increased courts will also be needed. This need exists due to the progressive, year by year population growth in Adelaide Plains and wider northern Adelaide.

It is not known exactly when a second sport field will be needed. As such, there is a time capped opportunity (up to 5 years). Land shown as future courts are currently vacant and could potentially be used for up to 5 years as well, but the need for that land for court purposes will arise from need for additional/relocated tennis and netball facilities.

This time capped RV campground opportunity can continue during investigations, concept planning, and detail planning for a field/courts. The RV campground would not need to exit or change until actual construction commences. Note that part of investigations of the timing of a field/courts is understanding the opportunity for increased utilisation of other fields for sports, be it at Xavier College Two Wells, or at sports precincts in Mallala, Dublin or elsewhere.

Decision Making

Council is interested in proponents able to establish and successfully manage an RV campground.

Acknowledging the circumstances of the western part of the oval precinct, it will be important for proponents and proposals to responsibly coexist with:

nearby residents (particularly along Canala Court)
existing sport and community clubs (Football Netball, Tennis, Cricket, Bowls, Softball, Community Centre, Melodrama).

Additionally, it will be important for proponents and their proposal to work collaboratively with the nearby clubs and the businesses in Two Wells. The Two Wells Regional Action Team auspices ‘Community Tourists Traders’, the main group for Two Wells Main Street. This group is administratively supported by Council’s Growth and Investment Team.

An evaluation panel comprising the following will prepare an assessment of EOIs:

Council’s Economic Development Officer, given RV camping is a form of tourist accommodation
Council’s Property Officer, given the RV location within a precinct with other sporting and community clubs
Council’s Manager Engineering and Assets, noting a proposal will involve physical alterations to community land under Council’s care and control

This Panel’s assessment of EOI’s received will be forwarded via the CEO and a confidential report prepared for the Elected Council to make an in-principle decision.

If an in-principle decision of support for a particular EOI is made, the proponents’ proposal will be conditional on securing planning consent and entering a suitable lease. Both will require necessary detailed work to be completed.

The Panel’s will use the following criteria

Criteria	Weighting %
RV campground track record of proponent	30
Approach to responsible coexistence and collaboration	25
Alignment of proposal with Two Wells Recreation & Sport Precinct Master Plan and Community Land Management Plan	25
Conformity Check ABN or similar, and Public Liability	Pass/fail

Information to Include in EOIs

EOIs should provide information as follows. Proponents are requested to provide information using the below headings.

Information about the proponent, including:
- Experience delivering comparable RV campground
- professional skills
- capacity to successfully deliver and manage RV campground
- organisational background
- ABN or similar
- Public liability
At least one referee for similar RV campground.
Information of an indicative nature including map/s explaining about the envisaged RV campground:
- location
- range of facilities
- length of tenure
- vehicle access
- approach to safety day and night of RV campers and other users of the precinct. This includes lighting
- approach to people movement through the campground, and any fencing and gates
- approach to responsible coexistence with nearby residents and clubs
- approach to collaborating with clubs and businesses in Two Wells and Adelaide Plains
- approach to disability access and inclusion
- approach to water, sewer and power
- approach to site signage
Information describing what support, be it advice, infrastructure or financial, the proponent seeks from Council.

Please address EOIs to:

Chief Executive Officer

Adelaide Plains Council

PO Box 18, Mallala SA 5502.