The proposal, from Wooing Tree Holdings Ltd, is to change the zoning of the 25.4ha area of residential resource land (6) to apply a mixture of resource area (zone) provisions that would allow higher-density residential subdivision and development.
A 789-page report, comprising the application, planning and other reports and submissions, will be discussed by a hearings panel in Cromwell from November 28-30.
A report from Vivian + Espie on behalf of the applicant said the proposal would provide a "carefully planned development that maintains and enhances community wellbeing, and retains areas of green space".
Forty-one submissions were received on the proposal, 20 of which opposed it, including one submission of opposition representing 26 people. Another 11 supported it either in whole, in part or with conditions; nine either opposed it in part or opposed and supported it in part; and one neither supported nor opposed it.
Mr Whitney said the requested plan change 12 would provide for more efficient use of the land than could be achieved at present, and the rezoning would have positive effects as it would "provide for residential subdivision and development to occur at a greater density than currently provided for".
But one significant condition Mr Whitney has recommended is not to allow for a business resource area requested by the applicant.
He also said "further consideration" could be given to stipulating minimum lot sizes of 500sq m in part of the site.
The residential resource area rules which apply to the Wooing Tree site at present stipulate minimum lot areas of 4000sq m and many of the submitters are concerned about higher-density housing being built there.
One said the developers were being "simply greedy" with the size of the sites. But others said the provision of new residential sections would benefit Cromwell, and the development was an example of good contemporary design.
The development proposed for the Wooing Tree site is for a mix of section sizes — minimum lots of 1000sq m generally at the periphery; minimum lots of 400sq m more centrally; and minimum lots of 250sq m in one central area. There would be a maximum of 210 lots, but multi-unit development would be permitted, meaning there would probably be more residential units than residential lots.
The development proposes an area for retail activity and/or travellers’ accommodation in a proposed business resource area, but Mr Whitney said he had "significant reservations" about whether such an area was necessary to enable the continued operation of the Wooing Tree cellar door and associated operations.
He said retail activity was already fragmented in Cromwell, and additional retail activity on the Wooing Tree site had the potential to "further fragment" it. The proposed business area was inappropriate and would have a significant adverse environmental effect.
Some submitters were also against the business resource area, and had concerns about traffic.
But many submitters were in favour of a proposed roundabout at the intersection of Barry Ave and SH8B, and a proposed underpass.
The proposed plan change also provides for the Monterey pine (Pinus radiata) known as the "Wooing Tree", on the vineyard-subdivision site, to be listed as a notable tree in the district plan.
