Visual effects and effects on the character of the landscape, however, are significant when viewed from parts of the Millennium Walkway and from viewpoints on the surface of Lake Wanakaplanner Andrew Henderson
A proposal by businessmen Trevor Farmer and Craig Heatley, of Auckland, and Mark Taylor, of Queenstown, to build six lakeside houses at Damper Bay, near Wanaka, has not found favour with Queenstown Lakes District Council consultant planner Andrew Henderson.
The applicant is Damper Bay Estates Ltd, which is directed by the three men. It owns 193ha of lakeside land that is formerly part of Alpha Burn Station.
The proposal is to subdivide it into three lots, with each to have two dwellings.
In a report released yesterday by the QLDC's planning arm, Lakes Environmental, Mr Henderson lists seven reasons the council's hearing panel should reject the application.
They include that the development is inappropriate for the site, which is zoned rural general, and is inconsistent with the district plan and Resource Management Act.
Mr Henderson said the application was "somewhat finely balanced".
The principal adverse effects related to visibility and natural hazards. His recommendation was subject to new or additional evidence being provided at the hearing.
"In many respects, the actual and potential effects of the proposal are not significant. These effects include those relating to visual effects from the Wanaka-Mt Aspiring road, natural hazards, servicing, access and earthworks.
"The proposal also gives rise to some positive effects relating to the restoration of ecological values on the site and the retirement of some areas from grazing in order to facilitate this. Visual effects and effects on the character of the landscape, however, are significant when viewed from parts of the Millennium Walkway and from viewpoints on the surface of Lake Wanaka," Mr Henderson said.
The Upper Clutha Environmental Society is against the proposal and in September advertised for people to make submissions to ensure the outstanding natural landscape (ONL) was protected.
Lakes Environmental subsequently received 118 submissions, with 110 opposed.
Neither Upper Clutha Environmental Society secretary Julian Haworth nor chairman Denis Schwarz could be contacted yesterday.
Mr Henderson noted the applicant had provided a landscape master plan and a landscape management plan, and had developed a set of site management controls.
Those documents address pest and weed control, planting priorities, stock management and architectural standards.
Mr Henderson noted supporters felt the six house sites were appropriate and were on land freeholded during tenure review.
He also noted the opposition's main themes: the wishes of the community during the 2020 planning process; significant and adverse landscape effects; high visibility from public tracks and the surface of Lake Wanaka; inappropriate domestication of the ONL; inappropriate density and style; proposed planting may mitigate only to small degree; protection of ONL is of national importance; setting precedents for other lakeside developments; adverse cumulative effects; retirement from grazing puts pressure on more fragile land; and land management issues.
A report by Lakes Environment landscape architect Dr Marion Read concluded, among other things, "the inclusion of the six dwellings without mitigation would have an unacceptably high impact on the natural character of the site".
An engineering report by Keri Garrett draws attention to several issues that needed to be resolved.
A hearing has been set for three days from December 13.
