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 Downs Zone''.
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, and
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.
