A seven-lot subdivision development at Jacks Point near Queenstown would be inappropriate for a golf course and the application should be declined, a Lakes Environmental planner has recommended.
David Wallace made the recommendation in a report to commissioners Trevor Shiels and Cath Gilmour ahead of the resource consent hearing which began in Queenstown yesterday.
Jacks Point developer Zante Holdings Ltd has applied for resource consent to create seven residential allotments and undertake associated works within the golf course, open space and recreational facilities activity area at Jacks Point.
Land use consent is also being sought to allow for the building of a house in each lot on the 7360sq m site at Kinross Lane.
The proposed lots range in size from 941sq m to 1146sq m.
Mr Wallace's report says the proposal is not appropriate for the location and cannot be granted.
"It results in adverse effects on the environment including effects on visual amenity and landscape character that have not been avoided, remedied or mitigated," it says.
The development would have more than minor effects and would set an "undesirable" precedent of enabling residential development in the golf course, open space and recreational facilities area.
It would be highly visible from a number of public and private viewpoints, including the Remarkables Loop walking track.
A Lakes Environmental landscape architect Antony Rewcastle said the development would have "significant adverse effects" on landscape values and would result in loss of open space, impacting on the social well-being of the community.
The application only attracted one submission from the New Zealand Fire Service requesting a condition regarding water for firefighting purposes.
Zante Holdings provided written approval from three adjoining landowners but did not seek approval from other residents at Jacks Point.
"The applicant believes affected party approval is deemed to have been provided from all parties due to a private covenant between Jacks Point Ltd and the owners of properties in the Jacks Point development," Mr Wallace said.
Zante Holdings' application says the area was suitable for development because of extensive mitigation mounding and planting.
"It will not cause any adverse visual impact to the surrounding neighbours, nor will it alter the natural character of the adjoining open space allotment which is significant in area," it says.
The hearing continues today.
