A proposed private plan change, to rezone about 520ha of
undeveloped land at Jacks Point, near Queenstown, will be
heard over four days this month.
Plan change 44: Henley Downs seeks to rezone the land, part
of the ''Resort Zone'' at Jacks Point, as a new ''Henley
If allowed, the rezoning would expand the urban area and
enable a higher density of residential development, remove
the requirement to create a commercial village within the
Henley Downs area and retain the surrounding land as
predominantly rural, through an ''agricultural, conservation
and recreation'' activity area.
The application from RCL Queenstown PTY Ltd, lodged in
February, said there were limitations to residential
development which could occur in the Wakatipu ''without
offending the central landscape protection provisions'' in
the district plan.
''It is therefore important to ensure efficient use of those
sites that are appropriate for development. Henley Downs
presents opportunities as one of the largest undeveloped
areas suitable for urban development in the Wakatipu Basin.''
The application said its terrain, proximity to Queenstown,
ability of the landscape to ''absorb change'' offered
opportunities to accommodate a greater amount of residential
development than the present zoning allowed for.
The resort zoning had been operative for 10 years and it was
''timely'' for it to be reviewed, as the applicant believed
it did not provide for efficient use of land.
The proposed plan change was publicly notified in March and
25 submissions were received - 13 partly in support, nine
opposed and three categorised as ''other''.
Included in those opposed to the plan change was the Otago
Regional Council which submitted it should be declined unless
the Queenstown Lakes District Council was satisfied the risks
from liquefaction and alluvial fan/flooding were sufficiently
understood and addressed.
It also held concerns about stormwater management plans and
transport, including access, connectivity, walking and
cycling networks and public transport.
The Southern District Health Board's submission was
categorised as ''other'', stating it held concerns regarding
aspects of wastewater treatment, land irrigation using
treated wastewater and drinking water supply that ''may not
be sufficient to ensure that public health is protected''.
A report prepared by consultant planner Vicky Jones for the
QLDC recommended the existing operative zoning - Jacks Point
(Henley Downs) Resort Zone - be retained and the structure
plan amended to expand urban areas beyond operative
boundaries, but to a lesser extent than the notified version.
She also recommended a new ''mixed use area'' be introduced,
where the majority of non-residential and medium density
housing should be located; and a ''significant number'' of
site-specific provisions be added to the zone, specific to
the Henley Downs part of that zone.
The hearing will begin in Queenstown on November 25.