Following changes to a proposed noise barrier, an independent planning commissioner has ruled a property development at 25 Arrowtown Lake Hayes Rd must be publicly notified.
The proposed property development, if granted resource consent, will see the redevelopment of a nine-unit visitor accommodation operation, containing six visitor units and three residential units.
The acoustic barrier wall is proposed along the northern and southern site boundaries to mitigate the excavation and construction noise.
In 2008, Strata Developments Group (NZ) Ltd, the previous owner of the site, applied for resource consent and independent commissioner John Gordon Matthews decided to not make the proposal public knowledge.
"Public notification will not be required if affected-party approvals are received from the owners of three neighbouring properties."
He said the original proposal to construct an acoustic barrier to varying heights up to 8m would directly affect three neighbouring residential properties adversely through:"Shading and reduction of daylight ... and the visual dominance of the fence itself."
The owner of one unit on the subject site has given written approval, but the three neighbouring properties have not yet given consent for the development.
Mr Matthews also decided the barrier would not fall within the definition of a permitted "temporary activity" as a result of the expected barrier height.
Since the original decision, the proposed site has changed ownership and is now held by Lake Hayes Property Holdings Ltd (LHPHL).
The company has commissioned an acoustic consultant to make further investigations and has concluded the sound barriers can be moved 1m closer to the three neighbouring properties and extend to a 5m maximum height, 3m lower than the initial proposal.
Making a second decision in light of this, Mr Matthews decided the adverse effects of the proposed developments still had the "potential to be significant" and deemed the application be publicly notified.
"I simply cannot be satisfied in all the circumstances that the adverse effects of the activity on the environment will be minor."
If consent is granted, the new building will comprise four double-level components, linked by a central glass atrium for pedestrian access.
About 5000cu m of earth will be removed from the site for the building platform and the acoustic barrier wall will be present for up to 12 months.
A full copy of the application file can be viewed at Lakes Environmental, 74 Shotover St.
Submissions must be made to the consent authority no later than December 1.
