A residential subdivision should not be permitted in an area designated for visitor accommodation, an opponent of a proposed Wanaka development says.
However, a Queenstown Lakes District Council planner disagrees and has recommended resource consent be granted to Satomi Holdings Limited to subdivide a 2.5ha site on Cardrona Valley Rd into 21 residential lots with dwellings, including 10 which could be further subdivided in the future.
The land is just north of the Oakridge Resort complex and is zoned rural lifestyle with a visitor accommodation sub-zone overlay.
Resource consent approval already exists on the site for 36 visitor accommodation units which would come under the existing Oakridge operations.
However, Satomi Holdings - which has as its directors Melanie and Stuart Pinfold, who also operate Mountain Range Boutique Lodge in nearby Heritage Park - is now seeking the alternative consent for residential lots.
The application originally attracted four opposing submissions, three of which were subsequently withdrawn and written approvals provided.
Site neighbour Basecamp Properties Limited remains concerned the introduction of low-density residential development would give rise to reverse-sensitivity effects on the surrounding established commercial activities.
''Effects arising from the consented commercial activities, such as traffic movements, noise, lighting etc may adversely affect the residential amenity of the future residents,'' the Basecamp submission said.
''This in turn may result in complaints against the commercial activities, which could affect the running of the businesses.''
The submission said short-stay visitor accommodation was more compatible with the surrounding commercial activities than long-term residential development and the site was well-suited to cater for Wanaka's growing visitor accommodation needs.
Council planner Sarah Picard said the overall adverse effects of the subdivision would be no more than minor and the proposed setbacks and conditions under which nearby commercial operations were required to operate would ensure effects on residential amenity would be minimal, therefore mitigating any potential reverse sensitivity effects.
The proposal would result in urban development in keeping with the existing urban character of the surrounding area which had a mix of land uses including established residential development, commercial operations and visitor accommodation.
Additionally, the proposed lots could still be used for visitor accommodation in the future, Ms Picard said. A hearing to consider the application will be held at Edgewater, in Wanaka, from 11am today.
