Not one submission has been received on Redwood Group’s commercial visitor accommodation development in Cromwell’s Wooing tree subdivision.

The Auckland-based developer was granted resource consent by the Central Otago District Council in October to build 46 residential units onsite, but now wants to include visitor accommodation as an option.

The CODC confirmed on Friday no submissions were received for the consent variation of The Grove development, which will now go to a hearing.

Redwood Group director Tony Gapes said, when contacted, he wasn’t surprised there were no public submissions, but is surprised the council’s planning consultant is still not in favour of it.

“If you were ever going to build visitor accommodation In Cromwell, which is a town that has a huge shortage of accommodation options, it would be on this site. 

“It is on the main highway in and out of Cromwell and has an underpass to the main retail/ food/beverage hub for Cromwell, so would be a very convenient place to stay.”

He said they envisaged some of the units being used by owner occupiers and long term letting, and others for short stay accommodation, “so there will be a mix in the development.”

The Grove proposed development will be built next to the state highway through Cromwell. Image: supplied

Although visitor accommodation was initially included as an optional activity in the original application, it was removed at council’s request due to concerns relating to notification and potential transport effects.

The original site formed part of the wider Wooing Tree development approved under the COVID-19 Recovery (Fast-track Consenting) Act 2020, which included reference to visitor accommodation as a potential use for the lot. 

However, planning consultant Oli Monthule-McIntosh said in his initial report, that Redwood’s consent did not authorise visitor accommodation on the subject site and, in any event, was a separate and now superseded authorisation.

Oli said that the conversion of an entire medium-density residential development to short-stay accommodation would represent a material change in how the site contributes to local housing outcomes.

…”this proposal introduces a large-scale, commercial visitor accommodation use into an area still establishing its residential identity. 

“In the absence of a detailed and enforceable management plan, or a single accountable operator, the proposal does not provide sufficient certainty that adverse effects on neighbourhood character, amenity, and social cohesion can be effectively mitigated.”

Since 2019, there has been 310 houses built in the Wooing Tree Estate, and a total of 370 will be fully consented by the end of the year.

Of those 299 are Low Density residential lots, 91 Medium Density residential lots, and Lot 604 was purchased by Redwood for the final stage of the subdivision.

The Grove will be situated adjacent to the Vineyard Cellar Door and underpass, and alongside State Highway 8b.

Visitor accommodation is permitted in the subdivision, where certain conditions are met, including that at least one person resides permanently on the site and the maximum occupancy is six guests per night. 

The proposal has been given a 'discretionary' classification due to the nature of the visitor accommodation having no manager onsite.

Oli said in his report there will also be a shortfall in parking onsite if the units are used for visitors accommodation.

But in its housing and economic report Redwood Group said the proposal does not remove dwellings or change the underlying residential zoning of the land. 

“As a permitted activity under the operative plan, the owners of these units retain the ability to use them for permanent residential occupation at any time. 

“This inherent flexibility ensures the units can readily contribute to Cromwell’s long-term housing resource, while also enabling a response to market demand for visitor accommodation, all without compromising the district’s supply pipeline."

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