A huge Papamoa subdivision faces stiff new planning opposition despite trying to scale down the impact of three apartment towers.
The 212-unit portion of Papamoa Gateway has been reconfigured after the developer lost an appeal to the Environment Court.
But in attempting to find a cost-neutral compromise to the ruling, Frasers Papamoa has struck fresh opposition.
Frasers needed to reduce the height of the three high-rise tower blocks on the rear portion of the 25ha subdivision at 30 Papamoa Beach Rd.
It responded by a new planning application that substantially scaled down the three high-rise towers, but kept the number of apartments at 212 by bumping up the heights of the adjoining apartment blocks.
This 2.7ha portion of the development closest to State Highway 2 originally envisaged apartment towers up to eight storeys (27m) high.
The rest of the 609-dwelling subdivision on the western side of Papamoa Beach Rd has already received planning consent, despite strong community opposition.
The Environment Court also ruled in favour of council's decision to decline apartments being built on the opposite dunes side of Papamoa Beach Rd.
The planning hearing for the new application starts tomorrow and sees council consultant planner Alistair Muirhead recommending that the application be declined.
Thirty-one objections were received to the scaled-down plan, with four in support.
Mr Muirhead's recommendation drew on reports including urban designer Lucy Ullrich's conclusions on the density of the redrawn apartment blocks.
She said the density of one unit per 130sq m needed more on-site community amenities.
Ms Ullrich highlighted how a consented section of Papamoa Gateway, with a density of one unit per 150sq m, had two large open areas and a swimming pool.
She said a density of one unit per 150sq m was more appropriate for a suburban setting.
"Higher density living is generally not anticipated in the Resident A Zone. It is more appropriate when a higher level of communal and public amenity was available within a five minute walk."
Lowering the heights of the high-rises to five storeys (19m) and increasing the heights of medium-rise apartments would create "a more monolithic, bulky visual appearance of the neighbourhood".
She said the "substantial bulk" would be visible from the loop road entrance to Papamoa Gateway, from State Highway 2, and would not allow a view from the internal open space to the Mangatawa Hills.
"Given the proximity to Mangatawa Hill, it is a reasonable expectation to be able to see this natural landmark."
Ms Ullrich said removing 29 units would allow a reduction in the height or length of some apartment blocks - allowing a greater sense of openness and more viewing shafts through the development. It would be less dominating in a flat urban environment.
Mr Muirhead's report said that the apartment tower blocks lacked a residential feel and there was a lack of "robust community facilities".
Tomorrow's hearing is before Commissioner Alan Watson.
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