Ryman Healthcare's application to build a retirement village in Greenlane has drawn strong community reaction both for and against the $100 million-plus project.
Auckland Council got 164 submissions opposing and 266 supporting the plan for a 1.7ha site at 187 Campbell Rd near One Tree Hill and Cornwall Park. A hearing into the application begins tomorrow.
Development of the village is a non-complying activity and objections are about construction effects, earthworks, rock excavation, dust, vibration, blasting and damage to homes, building height, proximity to site boundaries and the effects on views towards One Tree Hill.
Ryman wants to develop the site of the former Kingsgate Logan Park 220-room hotel, where other schemes were hatched but never went ahead.
Objectors are worried about reduction in the value of their houses and properties, asbestos removal from the existing hotel, insufficient trees and landscaping, loss of sunlight to adjacent sites, visual dominance, shading and loss of privacy. Noise, excessive site coverage, effects on the surrounding area and increased crime are other concerns.
Ryman wants to develop 113 independent units, a 202-bed rest home and 189 car parking spaces. Those in support cited Ryman's good reputation, the need for a retirement village in the area, high quality buildings, good location, removal and replacement of unsightly and derelict buildings, economic benefits, property value rises and freeing up existing housing stock as residents moved to the village.
The site has two road frontages - Campbell Rd, which runs along the northwestern boundary, and Korokino Rd, which ends at the site's southwestern boundary.
Simon Challies, Ryman chief executive, said an objection had been lodged against plans to develop a Birkenhead site and a proposal for another village at Pukekohe was "in for consent, we hope to start in the first half of next year".
Ryman plans to build up to seven levels at Birkenhead.
Design work was under way for new villages at Tropicana, Lynfield and Wakakura, Narrow Neck.
"Narrow Neck is ahead of Tropicana, just at the design phase and an application will be made by March next year," Challies said.
In Melbourne, Ryman is looking for two new sites, each at least 1ha, between Doncaster and Kingston.
Challies said he had been asked if big Melbourne expansion was reckless but he said it had taken many years to get to the point where development was under way "so all we're doing is committing to land acquisition. We're not planing to build three new villages simultaneously".
Victoria's ageing (75 years-plus) population was growing faster than New Zealand's, which was the impetus for growth, he said.
Ryman could eventually move into other Australian cities.
"We would go further afield in Australia; there's other opportunities outside Melbourne in the main cities," he said.
"Sydney and Brisbane are most likely next decade but they're not even remotely on the radar now. The market in Victoria is bigger than all of New Zealand," he said.
At Petone, Challies said Ryman would install base isolation systems to protect against earthquakes.
New Ryman villages:
Birkenhead, Auckland: resource consent lodged
Greenlane, Auckland: resource consent lodged Pukekohe, Franklin: planning lodged Devonport, Auckland: design stage Brandon Park, Melbourne: design stage
Newtown, Wellington: design stage Lynfield, Auckland: design stage Rangiora, Canterbury: design stage
Now under construction:
Bruce McLaren Retirement Village, Howick, Auckland: First stages open Weary Dunlop Retirement Village, Wheelers Hill, Melbourne: First stages open Bob Scott Retirement Village, Petone: First stages due to be opened mid 2015 Charles Fleming Retirement Village, Waikanae: Independent units under construction Beckenham Courts, Christchurch: earthquake rebuild almost complete
Ryman's Greenlane hearing, ASB Showgrounds, from 9.30am tomorrow.