A divisive proposal to build five residential units in Frankton Rd will go before an independent commissioner in Queenstown today.
James Lloyd Developments has applied to the Queenstown Lakes District Council for land use consent to construct the three-storey units, in four separate buildings, within the high density residential zone in Frankton Rd.
While the buildings would breach height restrictions, rooflines had been kept flat to ''maintain views from Frankton Rd'' and any potential adverse effects in terms of loss of outlook or view were considered no more than minor, the application said.
It maintained the development would not compromise the current level of safety afforded by road users, but the New Zealand Transport Agency said in its submission it was concerned about the proposed earthworks near the State Highway road reserve boundary, which could ''potentially affect the stability of the State Highway'' and truck movements during the excavation potentially affecting the ''safety and functionality'' of the highway.
Consultant planner Nigel Bryce recommended consent be refused.
''Considered as a whole, the proposal generates a clear policy tension with key objectives and policies relating to ensuring development is supported with safe and sufficient access as provided for under both the operative and proposed District Plan.''
Nine submissions were received - NZTA was neutral in its submission, Wen Cong, of Western Australia was in support, while the remaining seven - all bar one residents, or owners of property on Frankton Rd - were in opposition.
Concerns largely related to the adverse effects in terms of earthworks and acoustics and the breach of height limits.
Neighbour Patricia Muir said she opposed the design and density of the development.
''We consider that the applicants are seeking to maximise their own economic wellbeing at the expense of our adjoining property.''
She wished to develop the property in the future and the effects on the proposed infringement could impact ''on the open space and views obtained from future complying development on our property''.
Peter Hawkins, as agent for R. McSporran and T. Keenan who own property on Earnslaw Tce, said their objection was based on the encroachment and impediment to their views.
''We have floor-to-ceiling windows which affords us spectacular uninterrupted lake edge views which would be impeded with the proposed development.''
The length and height of the building would create a ''visual barrier'' to the lake and beyond from the road, to the detriment of the general public, he said.
Others in opposition were Lloyd Richardson, Dale and Gordon Wyber and SioPing Ho, all owners of apartments at The Club; The Club Body Corporate; and Oaks Hotels & Resorts NZ Ltd.
The hearing will be held at the Crowne Plaza before commissioner David Whitney from 10am today.
