A Lakes Environmental planner has recommended consent be refused for a four-lot subdivision at Criffel Deer Farm near Wanaka, which is the subject of a hearing this morning.
Criffel Deer Ltd wants to carry out a four-lot subdivision of an 11.6ha parcel of land zoned rural general at Criffel Deer Farm on the north side of Mt Barker Rd and to create 1000sq m residential building platforms in two of the lots.
A third lot would be amalgamated with a neighbouring section to provide more space around an existing dwelling. The balance of the site, which is located within a visual amenity landscape, would continue to be run as pastoral land.
Michael and Caroline Garnham are the directors and shareholders of Criffel Deer Ltd.
Lakes Environmental planner Richard Campion has recommended the application be refused because inadequate assessment of the alluvial fan hazard was provided, and the site might be "inappropriate" for residential development.
"Due to the proposed site sizes and close proximity of the two building platforms, the proposal will have adverse character and amenity effects and cumulative adverse effects on landscape character," Mr Campion said in his report.
The Otago Regional Council has opposed the application because the site is located in an alluvial fan hazard, identified as "recently active composite alluvial fan".
It said an alluvial fan investigation should be undertaken by a suitably qualified professional.
Faulks Rd residents N. Zega, K. Thomson and E. and J. Kelly have made a collective submission against the application, raising concerns about the over-domestication of the Mt Barker area from residential land use subdivision, and its cumulative effects. Their submission supported Lakes Environmental senior landscape architect Robin Rawson's view that the form of development would not retain rural character and would breach boundary setbacks, which had "the potential to affect the rural amenity of future residents".
Mt Barker Rd resident Phillip Melchior supported the application, and said the road was already residential on both sides so there would be no difference made to amenity values.
However, Mr Campion said the northern side of the road was still "relatively devoid of dwellings".
Landscape planner Ben Espie said in a report the proposed low visibility, along with design controls and conditions volunteered as part of the application, meant there would be no adverse effects on perceived landscape character and values.