Lake Hayes Estate Ltd (LHE), the company behind the Howards Dr subdivision bid, wants to subdivide four lots into 15 residential sections on the eastern side of Rere Rd.
The proposed lots would range in size from 580sq m to 1250sq m.
LHE also sought consent to identify building platforms and construct dwellings on the sites, located within the rural residential zone.
The application volunteered controls on the bulk and external appearance of the proposed dwellings.
In her Lakes Environmental notification determination report, planner Wendy Rolls stated all the proposed lots were located either partially or wholly within the zone, apart from lots one and three.
The range in proposed section size was "substantially below" the lot size of 4000sq m anticipated by the partially operative district plan, she reported.
"This diminished lot size will result in substantially more built form and less open space and landscaping.
"This will significantly affect the views and outlook of the lots on both sides of Rere Rd, the lots to the south in the rural general zone, and the lots to the east [although permission has been granted to subdivide this land also]."
Ms Rolls reported a greater number of dwellings might affect the privacy of neighbours, as there would be greater potential for overlooking and views into adjacent sites.
She stated residents living on Rere Rd between the Hope Ave and Quill St intersections, and in all properties to the west of the proposed site, might be adversely affected.
Transpower was an affected party as well, as it owned an 11kv transmission line that cut along the boundary between two proposed lots.
The planner recommended the application should be publicly notified.
Commissioners Jane Taylor and Christine Kelly will make a determination on whether it will be, at a public hearing on May 27, from 11am, in the Crowne Plaza hotel.
• A total of 66 submissions was received by Lakes Environmental in response to plans for the proposed $4.8 million "Waterfall Terrace" subdivision off Howards Dr.
All 66 were in opposition.
LHE has sought consent to build four three-bedroom detached dwellings and eight two-bedroom units on 1.1ha of land off the main entrance to the estate.
Planner David Wallace said a hearing date was yet to be scheduled for the Waterfall Terrace subdivision.
Lake Hayes Estate Ltd managing director Mike Coburn, of Dunedin, said he would read the Howards Dr submissions and wait for the hearing.
When asked for his reaction to the planner's report, Mr Coburn said it was one person's opinion.
