Opponents believe Plan Change 45-Northlake Special Zone, is contrary to many aspects of the Wanaka Structure Plan (WSP), the number of lots proposed is unnecessary and excessive, and the negative environmental impact would be significant.
Of the 123 submissions received on the plan change by the Queenstown Lakes District Council, at least 85 were opposed to the development.
The landowners behind the plan change application made up the majority of the small number of supporters. Most of the balance of submitters recommended major amendments, including reducing the density of development.
Many objectors said the plan change should not be permitted on the basis it was out of character with the existing rural residential development in the area and was in an inappropriate location for growth of the Wanaka township.
They referred to the WSP recommendation that development should be limited in areas of landscape sensitivity and instead, be encouraged in the most logical, convenient, and less sensitive areas.
The Three Parks subdivision south of Wanaka was much better suited to urban development, rather than having to ''disfigure'' a sensitive landscape, submitters said.
Objectors also argued there would be considerable negative impact on traffic flows, noise, and safety on Aubrey and Anderson Rds and on visual amenity, particularly from Mt Iron.
Keri Addison said the impact on the social infrastructure of Wanaka was unexplored and the plan change would add more sections into the marketplace than were needed.
Megan Gaul and Kane Duncan said the proposed average density of seven dwellings per hectare was based on greed and had no regard for the environment or character of Wanaka.
Raewyn Calhaem said a lack of employment opportunities in Wanaka would mean Northlake would likely be occupied by holiday homes, creating a ghost town for the majority of the year.
Mary-Louise Schrader said the plan change would desecrate the beauty of Wanaka and impinge on residents' lifestyles.
Several submitters said the plan change did not follow a concentric progression of decreasing density away from the township and ignored the WSP recommendation land within the Outer Growth Boundary remain rural general, as it was not needed to meet 20-year growth needs.
In contrast, Kevin King said Northlake was a natural progression of the residential town boundary and consistent with the Wanaka 2020 planning which called for development within the rivers and discouragement of one acre blocks within these boundaries.
Chris Norman partly supported the plan change but said the proposed densities needed further consideration, as did the fairness of the notification process in reaching the wider community.
The Ministry of Education asked that education facilities be provided within the zone, while the Queenstown Lakes Community Housing Trust suggested a contribution of land and/or housing units to the trust.
The zone would provide for a range of housing choices and lots sizes, ranging from predominantly low to medium density residential activities, and larger residential lots on the southern and northern edges, plus a neighbourhood commercial component.
The summary of submissions on Plan Change 45 was publicly notified by the council yesterday and further submissions close October 9. A hearing will take place in the first quarter of next year.
