Ossie's ski expansion approved

Ruapehu Bulletin, Volume 12, Issue 565, 6 December 1994, Page 14

Ossie's ski expansion approved

Expansion plans for "Ossie's Apartments" ski accommodation on the corner of Tainui and Shannon Streets, Ohakune, have been approved by the Ruapehu District Council hearings committee, in a split decision. Several objections were received to the application for a resource, consent to establish an "L" shaped accommodation building on land to the south and west of the existing buildings. Mr Rokstad was previously successful in applying for a resource consent to subdivide the land, which lies in Residential A and Residential B zones. The committee met on 15 November and their de-

cision was released last week. Several conditions were attached to the approval: a limit of 60 guests; 23 sealed, marked car parks to be provided on site; judder bars are to be installed; a new sewer line is to be built, connecting the facility to the council' s sewer at a specified manhole "B" at the bend in Shannon Street (to avoid adding to current sewerage problems); noise levels are to stay within residential land use limits. The committee must gi ve reasons for its decisions. They included: • The effects on the environment would be minor following mitigation by the imposition of conditions ...

the attractiveness of Ohakune for the permanent population will not be diminished. • The issues associated with Tainui and Seddon Streets formation and maintenance are existing and the grantjjig of this resource consent will have a minor effect. • The effects of noise have been mitigated by the ... conditions ... and by the applicants' undertaking to have a resident caretaker on-site to control the behaviour of guests. • The judder-bars to be installed would reduce the effects generated by guest traffic relating to speed. • Connection to the existing sewer at manhole 'B'

has been required to avoid any adverse environmental effects. Connection to manhole 'A' is not feasible at this time due to existing problems. • The applicants had advised that the consent of the landowner required to create the necessary easements for the sewer had been agreed. • It was considered that to accommodate the traffic associated with the proposal one car park per unit proposed is necessary. The car parks have been required to be marked, sealed and screened to avoid and mitigate adverse environmental effects. • Stormwater for the building will be addressed

in detail at the time of issuing a Building Consent in accordance with the Building Act 1991. Councillor Cosford recorded his vote against the motion. Many of the objectors were concemed that sewerage overflow. problems in the area would be made worse by the proposed development. Neighbour Brian Morrissey submitted in evidence four photographs taken on 12 February 1994 showing the existing sewerage problems associated with the sewerage system in Shannon Street. Nearby resident Sheilagh Buck stated that the District Plan does not allow for the

proposal and the environmental effects would notbe minor. She said the present formation of Tainui Street would not be sufficient to accommodate the additional traffic generated by the proposal. Nigel Buck voiced his concem about the potential reduction in size of the proposal (in the original application it was to be 23 rooms) as he had not had the opportunity to view this amendment and comment. He stated that he believed the proposal is contrary to the requirements of the District Plan and the environmental effects would not be minor. He voiced his concem that Tainui Street, as pres- • ently formed, could not accommodate the additional traffic generated by the proposal. He also said property values would be affected. The chief engineer's report, presented by area engineer Don Sattler, stated that development would not compromise the present capacity of the sewer provided discharge was made at the next manhole down Shannon Street from the ' Y' junction. The chief engineer did not consider the proposal would create a problem with traffic flow on the streets. In response to questions the area engineer south advised that in the 1994/95 Annual Plan there was money provided to investigate the sewer issues in the area, including Ruapehu Road and Tawhero Road. He said upgrading would begin in the 1996/97 financial year but could take a further three to five years to complete. It was stated that in this year' s Annual Plan 200 linear metres of footpath at the

Shannon and Tainui Street intersection had been proposed. There were also plans to address some of the stormwater issues in this area. However, no kerb and channelling and seal extensions have been planned. Finally, the Area Engineer South advised that Turoa Ski Field had in the past dumped five to six truck loads of effluent in the sewer in the Egmont Street area each day the skifield was open, but had been advised that this was not an ongoing option. Council' s planner Jane Whyte read her report, which concluded that with respect to the proposed accommodation, the site is zoned Residential B and the proposed activity is a noncomplying activity. 'The proposal is contrary to the objectives and policies in the plan and that the adverse effects cannot be adequately avoided, remedied or mitigated. Therefore, neither limb of Section 105(2)(b) of the Resource Management Act is fulfilled and the Council can therefore not consider granting the application," she stated. On behalf of the applicants Ms Jane DouglasLane said in her view the proposal is supported by the objectives and policies in the plan referring to ensuring the demand for visitor accommodation is provided for. She explained her reasoning for stating that the applicants accepted the noncomplying activity status without prejudice to further recourse to higher authorities. She went on to state that in her view the requirements of the District Plan were met and the effects on the environment will be minor.