Key Takeaways
- The Queenstown Lakes District Council is proposing to increase building heights in parts of the district to enable "urban intensification" and provide more housing.
- Residents in Lismore St, Wānaka, are opposed to the changes, citing concerns that 12m-high buildings would block mountain views and change the character of the area.
- The council has proposed variations to the plan, including ensuring building designs fit in with the surrounding neighborhood and applying principles of "crime prevention through environmental design".
- The urban intensification variation is aimed at amending the proposed district plan to increase heights and densities in residential and business zones close to commercial centers.
- The proposal is in response to a government mandate to zone for denser, more affordable housing in urban centers.
Introduction to Urban Intensification
The Queenstown Lakes District Council is currently considering a proposal to increase building heights in parts of the district as part of its urban intensification plan. The plan aims to enable more housing in the area, particularly in the commercial centers of Queenstown, Arrowtown, Frankton, and Wānaka. However, the proposal has met with resistance from residents in Lismore St, Wānaka, who are concerned that the increased building heights will block mountain views and change the character of the area.
Concerns from Lismore St Residents
Residents in Lismore St, Wānaka, have been vocal in their opposition to the proposed changes. Sir Ian Taylor, a resident who owns a holiday home in the area, has been particularly outspoken in his criticism of the plan. He set up 12m poles at his property as a visual aid to demonstrate the potential impact of the increased building heights. Taylor argued that the new rules would allow views to be obstructed without adding a single bed to help keep up with the area’s growth. He also stated that the changes would "block out mountain views and change what Wānaka is." Other residents have expressed similar concerns, arguing that the increased building heights would harm the area’s character and quality of life.
Council’s Response
The council has responded to the concerns raised by Lismore St residents, stating that Wānaka is not subject to a character constraint that would warrant a further reduction in building height. However, the council has proposed several variations to the plan, including ensuring that building designs fit in with the surrounding neighborhood and applying principles of "crime prevention through environmental design" to enhance public space. The council has also suggested that development should be "of a human scale, that avoids large-scale monolithic building forms." Additionally, the council has proposed allowing buildings between 16.5m and 20m heights in the town centre when there is "high-quality design" and the added height would not throw shade on residences or public space, or "dominate the streetscape."
Arrowtown Concerns
Arrowtown residents have also expressed concerns about the proposed urban intensification variation, citing fears that 12m-high buildings may harm the township’s character. The council planner has considered a variety of options to address these concerns, but has remained unmoved from her original position. The council’s proposal has sparked debate about the need to balance the need for more housing with the need to preserve the character of the area.
Urban Intensification Variation
The urban intensification variation is aimed at amending the proposed district plan to increase heights and densities in residential and business zones close to commercial centers. The proposal is in response to a government mandate to zone for denser, more affordable housing in urban centers. The council’s proposal is part of a broader effort to address the housing shortage in the area and provide more affordable options for residents. However, the proposal has been met with resistance from some residents who are concerned about the potential impact on the area’s character and quality of life.
Next Steps
The independent hearing panel is currently writing up its recommendations report, which is expected to be completed before Christmas. Once the report is received, it will be presented at the first possible full council meeting in the new year for consideration. The council will then consider the recommendations and make a decision on the proposed urban intensification variation. The outcome of the proposal will have significant implications for the future of the area, and residents will be watching closely to see how the council balances the need for more housing with the need to preserve the character of the area.