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The public are saying no to a 900-home development in Cromwell.
In April, the Central Otago District Council accepted the request from Wilton Partners for a district plan change which would allow the creation of the development on Sandflat Rd and publicly notified it for submissions.
Submissions closed on June 20 and the council received more than 400, 95% of which opposed the plan.
The nearly 50ha site would also contain a retirement village, a retail centre, medical centres and possibly a school.
Public Health South requested the council decline the plan change because of the noise from the speedway and motorsport park.
''[The plan change] proposes addressing the reverse sensitivity effects of the site's location via the inclusion of a no-complaints covenant.
''While this may avoid the potential for complaints, it does not suitably mitigate the actual or potential effects that result from the significant noise levels ... it cannot be considered to maintain or enhance amenity values.''
It also said there was a ''lack of connectivity'' to the main Cromwell township and the neighbouring orchard could have bird scarers, noise and spray that could upset residents.
The Otago Regional Council requested a decline unless the district council was satisfied the projected demand on reticulated services for potable water and wastewater was sustainable.
The regional council also requested the district council require the use of low or no emission heating systems in the area and that reverse sensitivity noise issues be addressed.
The Ministry of Education's submission was neutral but said the level of development would be ''insufficient'' to justify a state school.
The subdivision would yield about 150 year 1-8 pupils, which was below the threshold for a new school.
''The ministry considers that any additional demand for school facilities can be provided at the existing school sites of Cromwell Primary and Goldfields.''
Horticulture New Zealand's submission also requested the council decline the plan change, saying it would upset the operations of 217ha of orchards in the region.
The Cromwell Community Board members who made submissions, Robin Dicey and Werner Murray, also opposed the plan.