The body corporate owners of an existing 24-unit residential apartment complex in Anderson Rd, Wanaka, want resource consent to allow them to use their properties for visitor accommodation.
Dan Curley, a planning consultant for the body corporate owners, told independent commissioners Michael Parker and Sally Middleton that "rates of occupancy" themselves were not an adverse effect.
The apartment complex is next to Alpine Village Resort, an existing visitor accommodation complex on Anderson Rd.
Mr Curley submitted an occupancy rate of 55% was an "observed figure" of the yearly pattern of visitor accommodation use at the neighbouring Alpine Village complex.
Full-time residents flatting, or living, in the residential apartments could create "even more" adverse effects than visitors using the units "regardless of the rate of occupancy", Mr Curley said.
His comments rebuked the submission made by neighbouring Anderson Rd home owners Colin and Shona Fleming.
The Flemings have lived in the area for the past five years and were one of the first to build a house near the end of Anderson Rd. Their property has been built out by the two neighbouring residential apartment complexes.
The Flemings oppose the body corporate's plans for visitor accommodation on the grounds that excessive noise and increased amounts of traffic will be generated.
A visitor accommodation complex would also lower the value of their property and put off some future prospective buyers, Mr Fleming said.
Body corporate spokesman Jon Watt said 80% of the 12 apartments were used by full-time residents. However, the 12 apartments all featured separate, double, keyed, downstairs flats. These would be rented out for short-term accommodation, primarily during the busy winter season.
A 24-hour accommodation manager would be on site to run the complex. They (Alpine Village's management company Clarion Suite) would be based next door and would run the two complexes together, Mr Watt said.
The residential apartments can be used for short-term visitor accommodation "as of right" by the individual owners as allowed under the Queenstown Lakes district plan. The proposal has been given a recommendation of approval by a council planner.
The commissioners reserved their decision to consider the proposal.
