Commissioners hearing the application for a controversial plan change to allow a residential development on the outskirts of Cromwell were asked to consider whether there was a downside to the proposed development.
On the first day of the commissioners' hearing into plan change 13 in Cromwell yesterday, barrister Warwick Goldsmith argued "the benefits [of the River Terrace development] were blatantly obvious''.
"Many positive benefits would flow from the plan change including 900 houses to be built in a town facing a housing crisis, so what is the downside?'' he asked commissioners.
Representing the applicant, developer Chris Meehan, of River Terrace Developments Ltd, Mr Goldsmith said "housing is one of the fundamentals of New Zealand society''.
"Being able to buy your own home is an opportunity treasured by many...
"[The River Terrace development] will deliver serious benefits to those home owners and the community in which they they live, and yet those benefits hardly rate a mention.''
When the plan change to allow the residential subdivision at Sandflat Road was first proposed by the applicant, commissioners Gary Rae (chairman), Gavin Lister and David McMahon were appointed to make a recommendation to the Central Otago District Council.
Their role changed to making a decision when the council lodged its own submission, opposing the plan change request.
Mr Rae said the panel's task was first and foremost to decide the suitability of the site for what is proposed and whether to allow the site to be rezoned from rural and rural residential to the specific zoning that has been promoted in this plan change.
He said the fundamental issues were the demand and capacity for residential growth in Cromwell, which is linked to the national policy statement on urban development, the noise effects on the occupants of the land proposed to be rezoned (both internal and external noise), the reverse sensitivity effects on the nearby motor sports and orcharding activity in particular, and transportation and connectivity issues over the linkages to the centre of town.
In his opening remarks, Mr Goldsmith said there was no equivalent or project in train that intended to address Cromwell's housing crisis.
He said if the plan change was approved (and not appealed) works could start on the site by the end of this year.
When asked if affordability was a fundamental plank of his case, Mr Goldsmith replied the 900 houses would be delivered on to the market "at prices no-one else can match.''
Most of the nearly 500 submissions received by the commissioners opposed the development.
The hearing continues.
