A Central Otago vineyard’s multiple subdivisions of the same piece of land in recent years has not gained support from the Central Otago District Council planning consultant.

Peregrine Wines first started a three-lot subdivision at Bendigo Loop Rd in 2021, then subdivided a 30ha lot into a further two lots a year later, and now wants to break it down even further.

A hearing is set down for May 23 and although only one person has submitted against the proposal, planning consultant Olivia Stirling has recommended it be declined.

“In all circumstances I consider the surrounding landscape to have already reached a density that is unable to absorb any further fragmentation without significantly undermining the rural character, amenity and open natural landscape values of the Rural Resource Area,” she said, in her planner's report.

Although no change of land use has been made, nor any residential activity proposed on the bare land, the planner agreed with the submitter that the applicant was sending “mixed messages” in recognising the possibility of future housing on the sites.

The initial piece of land subdivided was 38.9ha - split into three lots (5.46ha, 4.29ha and 29.17ha).

The 29.17ha lot was then split into a further two lots (3.47ha and 25.72ha), and now the company wants to split the bigger piece that is left into a further 23.7ha and 2.005ha.

Landscape planner Ben Espie also recommended a legal covenant to protect residential building on future lots.

Olivia said in her report that it was evident the applicant had taken advantage of the average allotment areas in the district plan, which are intended to be used to manage the level of development in a rural area, and ensure the open space character is maintained. 

She said staging of the subdivisions of the same underlying piece of land had resulted in a density of development that was not anticipated by the district plan.

“I consider that further incremental subdivision of this area will give it the appearance of a rural lifestyle enclave. In my opinion, the emergence of a rural lifestyle enclave within a distinctly rural landscape will visually appear as a departure from the open and natural character intended for the Rural Resource Area.”

Peregrine noted in its application that viticulture use of the site was more productive than its current agriculture use, and confirmed it had already purchased sauvignon blanc vines to plant within one of the new lots.