Despite 112 submissions in favour of the Shotover country special zone proposed subdivision, both the Otago Regional Council (ORC) and Queenstown Airport Corp (QAC) stand opposed.
A group of 10 landowners, called the Ladies Mile Partnership, lodged a private plan change application in February to rezone about 120ha of land and develop 758 residential dwellings to the south of the Ladies Mile highway.
The plan change has attracted 133 submissions, with 20 opposed, and one neutral.
A submission by the ORC raises opposition to areas in the plan change concerning transport, air quality, wetland protection, stormwater management and flood hazard.
The ORC states terraces T5 and T6 of the development plan have been identified as "susceptible to flood and erosion hazard derived from the adjacent Shotover river".
It says the same areas are also located within a geologically young environment.
"T5 and T6 are very recent landforms having only formed a stable equilibrium in recent decades."
The submission states any adjoining terraces would also be at risk and the developers need to take consideration of the formation of these landforms and the sensitive threshold which may rapidly change their existing state.
On transport, the ORC states a proposed link through to Howards Dr appears "physically impractical, especially in regard to public transport".
It states the plan change promotes the protection and enhancement of the area's wetlands, but says using the wetlands for stormwater management may have adverse effects.
QAC, also opposed, has raised concerns over possible noise complaints from future residents, and has requested "no complaints covenants" for the entire plan change area.
"QAC seeks that no complaints covenants in favour of QAC are required ... The potential for complaints about aircraft noise by residents and businesses within the plan change site exists."
If not granted a complaint treaty, the plan change should be rejected, QAC states.
The Queenstown Lakes District Council strategy committee has set a tentative public hearing date of February 28.
