Concern about aspects of SHA

Queenstown's first special housing area faces council concerns and neighbour opposition before this month's consent hearing.

Bridesdale Farm is the resort's first special housing area, which allows it to bypass much of the usual council red tape and public consultation.

But developers Chris and Michaela Meehan asked for its consent application to be notified on a limited basis, culminating in a hearing.

A cache of reports to and on behalf of the council for the hearing reveals concerns over infrastructure, building foundations and house design.

Queenstown Lakes District Council's engineering report, written last month, said there was ''insufficient capacity'' in the water supply and stormwater networks, although Bridesdale wants to build a stand-alone stormwater system.

The report's writer, Richard Flitton, demanded confirmation that any water supply upgrade was adequate.

Bridesdale said it would pay for a bigger water pipe but it should not foot the whole the whole bill, because it was being upgraded by the council, anyway.

The council's consultant urban designer, Ed Jolly, had concerns about a ''risk of unit repetition'' along some streets.

A geotechnical report by GeoSolve Ltd, which has a local office, said specific foundation designs would be needed in certain areas ''to cater for lateral stretching of foundations during large seismic events''.

The Otago Regional Council wanted an analysis of flood risks for lower-lying areas.

Queenstown Lakes Community Housing Trust's chairman David Cole recently criticised Bridesdale for refusing to contribute affordable housing.

Opponents Lake Hayes Estate couple Jane and Richard Bamford went further, stating: ''Per square metre, Bridesdale would have to be one of the most expensive pieces of real estate in Queenstown.''

Several submitters ask for the development to be accessed by Alec Robins Rd.

There are also worries the garden allotments will be an ''eyesore''.

Queenstown council's district plan manager Matthew Paetz said: ''While SHAs offer a streamlined process, there is still scope for limited notification of owners of land adjacent to the site and hearings.

But there are no Environment Court appeal rights.''

The developer's consultant planner John Edmonds said it was inappropriate for Bridesdale Farm Developments Ltd to comment ''at this stage in the process''.david.williams@odt.co.nz

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