Views over rest-home plan at odds

Michael Ovens
Michael Ovens
Ryman Healthcare's proposed rest-home on Highgate was either a much-needed amenity, or an imposing development - a hospital that should not be allowed in a residential area, a resource consent hearing was told yesterday.

Now the Dunedin City Council consent committee of Crs Andrew Noone, Fliss Butcher and Paul Hudson will have to decide which argument it favours, following two days of hearings.

Ryman argued it had reduced the visual bulk that resulted in the previous design being turned down at both consent and Environment Court hearings in 2006 and 2007, respectively.

Most of those against the proposal said they did not oppose a rest-home, but did oppose the size and scale of the development, and the shading on nearby properties.

Supporters argued it would be an ideal development for the elderly.

Ryman traffic consultant Andy Carr ended the company's submissions, and told the committee the increase in traffic volume once the rest-home was built would be less than 1.5% more than existing flows, an amount that was unlikely to be perceived by drivers.

Mr Carr said during construction four or five trucks would be coming and going each hour, six days a week, for eight weeks.

Responding to Ryman's submissions, council consulting architect Michael Ovens disagreed with much of it.

Mr Ovens said the building's scale had not been reduced, despite the Environment Court suggesting a somewhat lesser building could be acceptable.

"Pushing the building further away" from the edges of the site did not make it smaller. The height of the building was not reduced; it had been lowered on the site.

"Size is important. You can't hide the fact that it is a big building," Mr Ovens said.

Melony Black told the committee she had a child at the Roslyn-Maori Hill playcentre.

She did not oppose the rest-home aspect of the proposal, but was concerned about the shading effects, and its scale.

Dr Black also took issue with the suggestion opponents were "nimby", or "not in my back yard" objectors.

She accepted what could be built "as of right" on the site, without notified resource consent, could be worse than the rest-home development.

"It could be worse; it could also be a hell of a lot better."

Roslyn resident Joan Parker supported the proposal.

The community would benefit from the development both socially and economically, she said.

She noted the nearby Columba College building on Highgate was a three-storey structure abutting the footpath.

The Ryman building would be "substantially less imposing".

It would be "very sad" if an ageing, less energetic, quiet majority lost the opportunity of the rest-home to "a smaller but energetic and well-resourced group".

Alastair Logan, counsel for neighbours Peter and Jennifer Alloo, said the couple would be disturbed by construction, and by having an institutional building next door.

Mr Logan argued the higher-level care provided meant the development was a hospital, and required consent as a non-complying activity.

The building itself would overwhelm Highgate and Tyne Sts, and did not fit within a residential area.

Oban St resident Tim Penhey said Ryman's suggestion it would build another development on the site if the rest-home did not go ahead was a "thinly veiled threat" something worse would be built.

On the same subject, Community Preservation Society president the Ven Dr Kelvin Wright said Ryman had "got themselves into a financial hole, and this is the only way they can extricate themselves from it".

Neighbour and Columba College principal Elizabeth Wilson raised traffic, safety and parking issues, as well as her concerns about the size and scale of the building.

Council planner Lianne Darby said at the end of the hearing she stuck with her recommendation to decline consent.

Cr Noone moved the hearing to non-public, and said a site visit would follow.

david.loughrey@odt.co.nz

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