Ryman Healthcare took its case for an $18 million rest-home development back to a resource consent hearing yesterday, and warned that, whatever the outcome, some sort of development would take place on the site in Highgate, Dunedin.
Company development manager Andrew Mitchell told the hearing the company had incurred significant costs from its unsuccessful consent and Environment Court hearings in 2006 and 2007.
If it failed again, it would have to recoup costs through developing something such as large residences, townhouses, apartments or student accommodation.
Mr Mitchell said the size of the development, which had been reduced, could not be cut further, as "this is lower than our break-even".
"We haven't got anything left in the tank."
Yesterday was the first day of a two-day hearing before Dunedin city councillors Andrew Noone, Fliss Butcher and Paul Hudson. Ryman gave its submissions first and other submissions are due today.
Ryman's most recent proposal was released in July.
The company said it had reduced the visual bulk that resulted in the previous design being turned down.
The latest version had one building instead of two, was further from the boundary on all sides, and had more rooms for residents; 122 compared with the original 100.
The company also planned to excavate the site to lower the height of the building.
Ryman counsel Catherine Somerville told the hearing it needed to take in the positive effects of the development, which was higher-care residential accommodation for the elderly.
The Nimby (not in my back yard) responses from some were perhaps understandable, she said, but needed to be assessed in light of the positive effects.
Mr Mitchell also discussed "not in my back yard-type" objectors, who he said seemed to be suggesting rest-home residents should be forced to live in an area not up to their expectations, and "out of sight, out of mind".
Ryman chief executive Simon Challies said the special aspect of Ryman's rest-home design was its continuum of care, from assisted living apartments to rest-home and dementia care.
Assisted living suites cost 50% to 60% of the value of homes in the surrounding suburb, from $175,000, and rooms would be available for people relying on government assistance.
Dunedin needed the facility, as its population of over-65s would reach 21.6% by 2031.
On its completion, the facility would provide new jobs for nurses, caregivers, chefs, housekeepers and ground staff.
The rest-home would be named after Dunedin Olympian Yvette Williams.
Urban designer Clinton Broad argued the intensity of the rest-home would provide an efficient use of the site, and promote sustainable development for "this increasingly scarce resource".
Mr Broad said his recommended changes to the roof design, which instead of being one continuous structure was now broken up into five units, had "resulted in a much improved building design and scale".
Ryman's landscape consultant, Suzanne Sullivan, explained the sort of flora, statues and water features that would feature at the rest-home, which she said would screen and soften the new buildings.
Ms Sullivan said she strongly disagreed with council planner Lianne Darby's report, which said the building's facade was "institutional" in a residential area.
"In my opinion, the majority of this block is not residential, and mostly comprises of schools, a play-centre and church-related activity."
Planner John Kyle ended the day's evidence, and took on the suggestion by some residents the facility would be a hospital, rather than a rest-home, meaning consent should not be granted.
He said the development was "expressly different" to a hospital that provided health services, typically for a short period of time.
"The busy, noisy nature of hospitals is not a feature of a retirement village, including those incorporating dementia facilities."
Mr Kyle will resume this morning.
