A proposed 19-lot rural subdivision on the outskirts of
Wanaka will ''sterilise'' a large block of land from future
urban development and is premature, given the quantity of
residential lots already available elsewhere, opponents say.
Orchard Road Holdings Ltd has applied for resource consent to
create 19 residential lots on its 84.6ha rural general site
known as the ''triangle'', bounded by Cardrona Valley,
Riverbank and Orchard Rds. The application attracted eight
opposing submissions and none in support.
It proposes 18 residential lots - each with a building
platform - between 6000sq m and 1.13ha in area, configured in
clusters on either side of a private access way running
through the site and set back from the roads bordering the
A 19th lot, about 67ha in size, would be maintained as
pastoral land leased to Hillend Station, with a covenant
preventing further subdivision or development on part of that
land surrounding the other 18 lots.
''This will ensure the open, rural outlook for the entrance
to the town remains in perpetuity,'' Orchard Road Holdings
co-director Allan Dippie said at a hearing in Wanaka this
The balance of lot 19 in the eastern corner of the triangle -
about one-third of the entire site - would be set aside for
future residential development at a higher density, if
However, commissioner Gillian Macleod raised concerns about
the non-covenanted balance of lot 19.
''It would be nice to know with some certainty what could
happen there,'' she said.
Graham Dickson, appearing on behalf of the Wanaka Residents
Association, said the proposal's lot density was too low and
not consistent with the Wanaka Structure Plan and its
projections for growth to the year 2026.
The land was between the plan's inner and outer growth
boundaries and was intended to provide for urban growth in
the longer term, Mr Dickson said.
''The proposed development effectively sterilises some 60ha
of land from future urban development, providing only 19 lots
as against some 500 at normal urban densities.
''If it is not available for urban uses at the densities
assumed in the structure plan, other lands, probably across
the Clutha or the Cardrona [rivers] will have to be used,
with consequent servicing and access issues.''
Later in the hearing, Queenstown Lakes District Council
senior planner Craig Barr said the structure plan had no
statutory weight and while it should be considered, it should
not be given pre-eminence over the policies and objectives of
the district plan.
He did not expect Wanaka would need high-density development
on the triangle land for some time, given the high number of
residential lots available in the Wanaka area. Submitter Toni
Cruickshank Maguire said Wanaka's lot availability made
Orchard Road Holdings' proposal premature.
''I'm not saying that this type of proposal is wholly
inappropriate. It might be right for the triangle, just not
at this time ... I think it needs to be driven by the needs
of the community, not by the needs of the applicant.''
Mrs Cruickshank Maguire was speaking on behalf of her family
trust, which owns a property on Cardrona Valley Rd within the
triangle, where her parents live.
''It seems that the effect on our property has been largely
overlooked ... our visual amenity is basically ruined.''
She and Mr Dickson also opposed the subdivision's use of
individual septic tanks discharging into the Cardrona
Connecting to the town wastewater system was a
''no-brainer'', particularly when a proposed Cardrona Valley
pipeline would be running ''right past the door'' within a
couple of years, Mrs Cruickshank Maguire said.
In response to Commissioner David Collins' query about
whether there was evidence the advanced septic systems
proposed by Mr Dippie were likely to fail and lead to
downstream effects, Mr Barr said the Otago Regional Council
had raised no concerns.
Mr Dippie's lawyer Graeme Todd asked that either option - an
on-site wastewater system or connection to the town system -
be permitted, depending on whether the Cardrona pipeline was
operational when the subdivision began.
He offered a separate covenant over the remainder of lot 19,
preventing development for a 10-year period, and suggested
working with the Cruickshanks to provide additional screening
of the proposed properties nearest to their home.
Commissioners Macleod and David Collins reserved their