A landslide of opposition has descended on plans for a $4.8 million "competitively priced" residential subdivision at Lake Hayes Estate (LHE).

All 64 submissions received in the final few hours before Friday's closing were in passionate opposition to Lake Hayes Estate Ltd's application for land-use consent to build a dozen residential units.

"Waterfall Terrace" was proposed to involve four three-bedroom detached dwellings and eight two-bedroom units on 1.1ha of land off Howards Dr.

The dangerous access to the subdivision from the curved, downward Howards Dr, and the loss of the green reserve that residents had been assured was protected were issues raised in submissions.

Lack of parking, detrimental quality of life impacts and damage to the estate's reputation were protested.

The subdivision would set a precedent for the entire Wakatipu basin, other submissions stated.

Landlords were likely to buy the units and rent to "transients", which went against the family nature of the community.

Most objections were submitted by estate residents, despite concerns by the Lake Hayes Community Association that covenants signed with Lake Hayes Estate Ltd legally barred almost all of them from lodging a submission and could open them to legal action.

Quarry Pl resident Carmen Hubber said the proposal was not in the original plan for the estate and would lower the value of all existing houses.

"This was designated entry level residential, not a multilevel ghetto. Not only will it make the entry look tacky, it will be a visual eyesore to the whole community, dangerous to traffic and the beginning of more multilevel housing."

Howards Dr resident Russell Engelke said the proposed subdivision was in a completely inappropriate location.

He was concerned about elevated light and noise spill, as well as public safety.

"This is a family-style subdivision and has children on bikes . . . Access off Howards Dr is ludicrous."

Joy Drake, of Queenstown, said it would be "a huge mistake" if Queenstown Lakes District Council allowed Waterfall Tce to go ahead.

It would dangerous for traffic entering and exiting the proposed site from Howards Dr, she said.

"There is enough trouble at peak times with school buses and shopper bus as it is."Bridesdale Dr resident Karen Reeves was against the proposal but stated she wanted to see additional services in the community - a local dairy, a bus route that serviced the entire LHE, bus shelters to keep rain off children, a public telephone beside the playground and rubbish bins for dog waste.

John Beckinridge, of Crawford Pl, said no resident wanted it.

"High density" units would ruin the existing living and housing style of a single dwelling per section, he submitted.

Erskine St resident Dave Mathews said it was "just another opportunity for some greedy developer to cram some half-baked excessive density dwellings into an area that simply doesn't need it".

Frankton resident Faye Arona said she hoped to buy property in LHE but it was "very off-putting to know the developer can build what he likes without opposition from Lake Hayes Estate property owners because of the covenants".

Planner Richard Black said Lakes Environmental was seeking legal advice from council lawyers, as a similar situation involving covenants prohibiting property owners from making submissions existed at Jacks Pt and other subdivisions.

Covenant validity depended on the wording he said.

A hearing date was yet to be set.

Lake Hayes Estate Ltd managing director Mike Coburn, of Dunedin, did not return telephone calls yesterday.