Purakaunui landowners have again called for Potato Point to remain in its natural state, opposing a proposal to build a home on the point.
At a resource consent hearing in Dunedin yesterday, 13 submitters spoke on the application by Westacott Farms to build a 216m house and garage on a 36ha section on the headland northeast of Purakaunui.
Previous plans to subdivide the area, located within the district plan's north coast coastal landscape preservation area, have been turned down in the Environment Court and High Court.
Fifty-two submissions on the application were received, with 17 in support and 33 in opposition. Two were neutral.
Commissioners Allan Cubitt (chairman) and David Benson-Pope, Cr Richard Walls and Chalmers Community Board member Jan Tucker heard the submissions before adjourning the hearing yesterday afternoon to allow for a written right of reply from Westacott Farms.
Dunedin City Council planner Karen Bain had recommended the consent be granted, but with conditions including the surrendering of a previously granted consent to build an American-style barn and stock yards, power cabling be located underground, and an existing section of bush be fenced to exclude stock.
After hearing the case she told the panel that if the surrendering condition, a response to concerns about the cumulative effect of the buildings, was removed, she would recommend the application be declined.
Westacott Farms consultant planner Emma Peters said the application included a comprehensive package of measures to minimise the visual impact of the proposed dwelling and emphasise natural features and character of the area.
The applicant did not agree with the condition requiring the shed and yard consent be surrendered as pastoral grazing was a well-accepted activity in the area, she said.
Westacott Farms landscape consultant Mike Moore said the shed and yards were required if the property was to be managed as a stand-alone farm.
The viewing distances involved, coupled with the recessive colour schemes and low heights of the buildings, would ensure that cumulative effects were minor, he said.
"There will be no significant adverse effects on coastal views given the very limited visibility of the house and its recessive siting and design."
While two submitters spoke in support of the application, the majority who spoke opposed it, saying it would permanently change the visual amenity of Potato Point.
Purakanui Environment Group (Peg) spokesman Ross Johnston said the normal "extras" to dwellings and domestic life would be cumulative over time and would negatively impact on the landscape character.
"Once you have opened this door, there are no secure operating and effective mechanisms that can or will stop the sort of ancillary development and behaviour."
Peg member, architect Tim Heath, said it was dubious to rely on trees to potentially screen the proposed development. It was already too late to save the existing vegetation around the proposed site, he said.
Andrew Henderson, consultant planner for submitter John Williamson, said residential activity in the area was largely concentrated in existing settlements and instances of ridge-top development appeared to be the exception.
"I do consider that changes to the landscape as a result of the dwelling will visually detract from the currently undeveloped headland."
