Conflicting opinions were expressed during the third day of a hearing into a proposed private plan change at Arrowtown yesterday.
Arrowtown South counsel Ian Gordon, of Morrison Kent Lawyers, told independent commissioners Mike Garland, of Christchurch, Lyal Cocks and Gillian Macleod it appeared public submitters were concerned about "extending into this land the kind of subdivision that has already occurred near it".
"It seems to me ... people are concerned that Plan Change 39 [Arrowtown South] is an extension of what already exists.
"That is exactly what it's not.
"If it was, we would be asking you to extend the low density zoning across the land.
"What Mr [Roger] Monk and other landowners are trying to do is create an opportunity for something quite different in terms of what's gone before and have been criticised because of it's lack of 'Arrowtown character'."
Mr Gordon said issues raised by submitters were effectively not about the heritage centre of the town being undermined.
"We know development can happen here without it being affected. It's about the scale."
Lakes Environmental planner Karen Page said the historic area of Arrowtown was 28ha - Arrowtown South's proposal involved 31ha, which would potentially create another area which was larger than Arrowtown "itself".
"I believe that character is subject to its scale - the small feel of Arrowtown and its walkability. There is 20 years [of] land supply in the Wakatipu Basin ... I think there are opportunities to provide for growth elsewhere.
"I think we need to protect what Arrowtown is.
"I stand by my recommendation - while I consider the plan change does have merit... I'm just not [satisfied] that the scale of the development, and the effects associated with that, would not compromise the character of Arrowtown."
However, Mr Gordon said greenfield growth needed to be allowed in the town, because demand identified by various planners and consultants "won't go away".
"We urge you to consider the effects of this proposal in terms of best use of land for the future.
"It's an opportunity that the township may not get again."
Arrowtown resident David Clarke told the commissioners he opposed Plan Change 39, but felt the subject land on McDonnell Rd could "perhaps absorb some rural residential/rural lifestyle development or perhaps a more needed well-designed retirement village, self-contained type development".
Mr Gordon said a retirement village would be possible due to the "neighbourhood plan" which gave the opportunity for several neighbourhoods to be combined and developed that way.
"If you were to develop a set of rules to that effect, they would be accepted by the applicant.
"Planning a retirement village is unsuccessful if it doesn't come with some other linkages to the community.
"It is imperative that retirement villages aren't just plonked in the middle of nowhere ... it is a useful opportunity and it shouldn't be overlooked."
