Ski lodge hearing adjourned

Mt Cardrona Station Ltd is seeking consent for a residential building platform and ski lodge at...
Mt Cardrona Station Ltd is seeking consent for a residential building platform and ski lodge at the site indicated by the arrow on the lower reaches of Mt Cardrona, below the Cardrona skifield. Photo supplied.
A covenant restricting further development of sensitive land included in an application to build a dwelling/ski lodge on the lower reaches of Mt Cardrona was a key discussion point during a hearing in Wanaka yesterday.

Mt Cardrona Station Ltd has applied for consent to establish an 875sq m residential building platform on the eastern slopes of Mt Cardrona, about 785m above sea level, and to construct a 392sq m building and ancillary structures within the platform to be used for residential purposes and visitor accommodation, .

The proposed development is a discretionary activity within the Ski Area Sub Zone, which is excluded from the landscape classification and assessment.

The applicant has offered a covenant over 148ha of land giving the Queenstown Lakes District Council control over future development. The council could vary the covenant if an appropriate proposal was presented in the future.

Lakes Environmental planner Ian Greaves, who has recommended the application be refused, said the proposal was not a skifield activity and was of a domestic nature different from what was anticipated in the sub-zone.

Also, the proposed covenant was not sufficient to mitigate effects on rural character identified by landscape architects and "doesn't offer a huge amount of benefit", as sufficient protection from inappropriate development already existed in the district plan.

Mr Greaves said further development of the block of land was "very unlikely" and while one utilitarian building was conceivable, anything more was "fanciful ... in terms of permitted baseline activity".

Mt Cardrona Station Ltd director Chris Morton rejected Mr Greaves' argument and said expansion of the Cardrona skifield to date, future population growth and increased skifield patronage indicated interest in commercial development opportunities in the covenant area was very likely.

Lakes Environmental senior landscape architect Richard Denney considered the covenant to have no positive effects, as it could "displace development" to areas of Outstanding Natural Landscape (ONL) outside the sub zone.

However, counsel for the applicant Vanessa Robb said it was "going too far" to suggest displacement of development would occur, given the strict ONL criteria.

The covenant was only over the more sensitive part of the Mt Cardrona land which addressed the potential for future adverse cumulative effects. Other less sensitive areas could still accommodate future development provided for in the sub-zone, she said.

The building's visibility from the Cardrona Valley was also discussed at length.

Mr Denney said there were very few buildings at the altitude proposed in the application which made it a "unique proposition".

The proposed building was also on a "very exposed site" which made mitigation of adverse effects difficult, particularly given the altitude and lack of natural shrubs or vegetation. Glare from the building, which could have an effect over long distances, was an issue for consideration and dark, recessive colours should be a condition of consent, Mr Denney said.

Ms Robb said the applicant would accept dark-stained timber roof shingles, as suggested by the applicant's landscape architect Ben Espie, as a consent condition to reduce glare.

The application attracted four submissions in opposition - one of which was subsequently withdrawn - three in support, and one neutral.

The hearing was set down for two days, but because none of the submitters appeared to speak, it was adjourned by commissioners David Whitney and Lyal Cocks, with a decision to be released within 15 working days.

- lucy.ibbotson@odt.co.nz

 

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