A unique and somewhat unconventional farm park residential development at Tarras would create less fragmentation of rural land than a conventional subdivision, the Central Otago District Council’s hearings panel were told last week (February 8).

The 16- lot subdivision off Jolly Road, being proposed by Douglas Developments Ltd, would form a working farm park where homeowners would all own a share of the whole 129ha block.

Planning consultant Kirstyn Lindsay advised the panel it would create a “more cohesive use of land” than the more conventional approach to subdivisions, set out as separate blocks.

The land is zoned as a Rural Resource Area and the bulk of it would continue to be farmed, while 16 lots, each under 2ha in size, would be created for residents.

Panel chairman Neil Gillespie questioned the company as to the prospect of the farm being later considered for further subdivision.

However, spokesman Lloyd Morris said people were attracted to this type of shared-ownership park because of its open nature and likely would not desire future subdivision.

“Examples of other farm parks seem to have stood the test of time and not come under pressure for rezoning.”

He told the panel any future subdivision would have to be agreed by all residents and he likened trying to achieve this as being “like herding cats.”

It would also be covered by private covenants that outlined a range of guidelines for living in the park such as having pets and keeping properties neat.

Lloyd Morris of Douglas Developments Ltd speaking to the Central Otago District Council’s Hearings Panel, via video link.

The application originally attracted seven submissions, four in support and three opposing the resource consent application. 

Prior to the hearing, neighbouring landowner Molyneux Farm Ltd had withdrawn its opposing submission after further negotiations with the developer regarding boundary plantings and set-back distances.

In opposing the development, the Otago Regional Council (ORC) and Hokonui Runanga both raised concerns over the grouped housing having a potentially negative effect on the retention of the open rural nature of the landscape.

ORC said the density and scale of development was ‘residential’ in character and nature, as was its associated roading. The body felt that granting of the proposal would set an undesirable precedent for other similar applications and would also be more properly considered through a plan change than a resource consent application.

Supporters of the development said they believed it would attract new families to the area and allow it to grow without detracting from its rural nature.

In his submission Stuart Ward stated the development would offer a modern and sustainable approach to breaking up rural land, while “offering a rural lifestyle to those who value it but acknowledge that they are not farmers”.

An adjacent lifestyle developer Greenlight Land Ltd believed the proposal to be well thought out, spokesperson Chris White told the panel yesterday.

However, Chris outlined concerns over potential build heights and densities of housing if all were located on the upper terrace of the block.

He said Greenlight would be “vehemently opposed” to any buildings going higher than 5.2m, but otherwise felt the development would be beneficial to the Tarras community.

“It’s a great plan and something we will see more of.”

Water would be sourced from an existing bore, rainwater - some of which could be stored in underground tanks - and possibly also from the Lindis Irrigation Scheme and three future bores on the lower terrace area, the meeting heard.

The fact that in assessing the proposal, no consideration could be given to possible future applications of any nature, was mentioned throughout the hearing.

The site is located near land owned by Christchurch International Airport Limited (CIAL), which is proposing a greenfield international airport at Tarras. CIAL has yet to lodge any applications.

The panel reserved their decision on the farm park, advising it would be released within 15 working days.

IMAGES: Supplied