Key Takeaways
- The proposed Homestead Bay subdivision plan has been approved, despite concerns from residents about its scale and potential environmental impacts
- The development will include up to 2800 new homes, making it one of the largest greenfield subdivisions in the district
- Residents raised concerns about infrastructure capacity, wastewater disposal, and the loss of wetlands and visual impacts
- The panel acknowledged the project’s adverse effects, but concluded that its regional benefits, including its contribution to housing supply, outweighed these concerns
- The development will be rolled out in stages, with construction expected to begin once final consents are issued and detailed design and infrastructure work is completed
Introduction to the Proposed Subdivision Plan
The proposed subdivision plan of Homestead Bay has been a topic of discussion among residents and officials in the Queenstown Lakes District. The plan, which would be one of the largest greenfield subdivisions ever approved in the district, has raised concerns about its scale and potential environmental impacts. Residents have warned that the development would significantly change the character of the area, and have raised concerns about infrastructure capacity, wastewater disposal, and the loss of wetlands and visual impacts.
Concerns About Infrastructure Capacity
One of the major concerns raised by residents is the impact of the development on infrastructure capacity. The proposed subdivision would result in increased traffic on State Highway 6, and residents have questioned the timing of a proposed southern corridor spine road. Additionally, there are concerns about pressure on water, wastewater, and stormwater systems, as well as construction impacts over a project expected to be staged across up to 19 subdivision stages. These concerns are not unfounded, as the development would put a significant strain on the existing infrastructure in the area.
Wastewater Disposal and Environmental Concerns
Wastewater disposal has been a contentious issue in the proposed subdivision plan. The project includes a standalone wastewater treatment and land disposal system, which has raised concerns about long-term environmental risks near Lake Wakatipu. Kā Rūnaka has raised objections to the cultural effects of wastewater discharges, saying that impacts on the mauri of the lake cannot be fully mitigated, even if environmental standards are met. Residents have also raised concerns about the loss of wetlands, visual impacts from large-scale earthworks, and the cumulative effect of multiple large developments planned for the southern corridor.
Panel’s Decision and Conditions
Despite the concerns raised by residents, the panel has approved the proposed subdivision plan. The panel acknowledged that the project would result in real adverse effects, including the loss of six wetlands, significant earthworks and landscape change, long-term construction impacts, and pressure on transport and servicing infrastructure. However, the panel concluded that these effects were not sufficiently significant to justify declining the application under the Fast-track Approvals Act. The panel placed significant weight on the project’s regional benefits, particularly its contribution to housing supply in a district facing persistent shortages. The panel also accepted additional mitigation measures, including increased landscape buffers along the raka boundary, reduced building heights, and extensive monitoring and adaptive management requirements.
Mitigation Measures and Future Development
The proposed subdivision plan includes several mitigation measures to address the concerns raised by residents. These measures include increased landscape buffers along the raka boundary, reduced building heights, and extensive monitoring and adaptive management requirements. The panel has also accepted that the superlots could ultimately deliver between 2531 homes, which is broadly consistent with the Act’s Schedule 2 description of "approximately 2800 residential allotments". The development will be rolled out in stages, with construction expected to begin once final consents are issued and detailed design and infrastructure work is completed.
Conclusion and Future Implications
The approval of the proposed subdivision plan has significant implications for the Queenstown Lakes District. The development will provide much-needed housing supply in an area facing persistent shortages, but it also raises concerns about infrastructure capacity, wastewater disposal, and environmental impacts. The panel’s decision to approve the plan, despite these concerns, highlights the need for careful planning and management of large-scale developments. As the development moves forward, it will be important to monitor its impacts and ensure that the mitigation measures are effective in addressing the concerns raised by residents. Ultimately, the success of the proposed subdivision plan will depend on the ability of the developers and local authorities to balance the need for housing supply with the need to protect the environment and ensure that the development is sustainable and beneficial for the community.
