Wanaka has enough zoned land to supply the housing market for
decades to come and creating a new zone now which would
provide 1600 more sections is ''too much, too soon'', an
urban design expert has cautioned.
In a report to the Queenstown Lakes District Council on
proposed private Plan Change 45: Northlake Special Zone
(PC45), Auckland-based urban design consultant Ian Munro said
in 30 to 50 years, growth needs in Wanaka would ''possibly''
support a yield in the PC45 area of up to the 1600 units
''[However] it is at this point too much, too soon to be
supportable in urban design terms'', Mr Munro wrote.
''Such a large scale of development would facilitate a
relatively isolated, stand-alone node that would undermine
the vision for Wanaka as a compact, well connected
settlement. Wanaka would need a permanent population in the
order of 10,000 household units or 25,000 persons to support
such a PC45 yield.''
There was already roughly twice the residential capacity
needed in Wanaka, meaning that on average, existing zoned
areas might achieve only 50% build until 2031.
''Diluting this further should be approached with caution.''
Addressing the public hearing for PC45 in Wanaka yesterday,
Mr Munro said the plan change's proposed 1600 dwellings
represented a 44% increase in the scale of Wanaka.
The maximum number of dwellings he considered justifiable was
Earlier in the week, John Edmonds - the planning consultant
for PC45's requester, made comments on the risk of land
under-supply in Wanaka, which Mr Munro yesterday rejected.
''There is no plausible likelihood of this occurring without
significant, and in my view fanciful, negligence on the part
of the council.
''This is because it will take decades to consume available
total supply and if the council continues its supply-demand
monitoring as diligently as it has done to date, it will have
many years of lead-in time to enable additional land use
PC45 proposes rezoning 219ha of land between Aubrey Rd and
the Clutha River from rural general and rural residential
zoning to allow for mixed-density housing, plus some
community and commercial activities.
The hearing, before commissioners David Whitney and Lyal
Cocks, will conclude on Monday.