Simplicity Living yesterday said it was going through the fast-track process for its 10ha, 1000-rental home development in Frankton and hoped to begin construction in January should it be approved.
But NZTA’s initial summary of the project in its submission raised several issues.
Both the transport agency and the council acknowledged it was within a zone pegged for development, but said they were concerned because it was much higher density than envisaged.
If accepted, it would set a precedent for further high-density development that could place pressures on infrastructure and lead to ‘‘gridlock on the state highway’’ and result in people being ‘‘unable to get to required locations’’, leaving emergency services unable to ‘‘freely navigate the state highway to attend incidents’’.
‘‘NZTA considers this could have a major effect on Queenstown’s economy and in particular the tourism sector if people are unable to get access to the state highway network and subsequently to desired locations.’’
The agency was also aware of the fact that an extra 1000 dwellings in the zone could trigger the need for a high school.
‘‘The requirement for a high school means that trip generation from the zone would be lower as less traffic will be existing and entering the site during peak hours for school drop-off. NZTA considers the operation of a high school is important to address congestion concerns as a result of high-density development of the zone.’’
Queenstown Lakes District Council staff shared some of NZTA’s concerns.
‘‘The critical issue that needs further consideration is the cumulative impact on the wider transport network, particularly when this proposal is considered with other consented and proposed growth in the Wakatipu Basin.
‘‘Key transport interventions rely on NZTA funding and delivery, and that commitment has not been confirmed.’’
‘‘For me, I think it’s the fact that it’s bringing a new accommodation offering, a new form of living into our district. You know, the built-to-rent is something that is sorely lacking as an option.’’
He acknowledged the constraints would need to be addressed.
‘‘We have a government that is very clearly driving on unlocking economic growth and housing growth is part of that.
‘‘And this is where it gets awkward if we’re earmarking land for development and the development gets consented and the funding doesn’t come from the government agencies.’’
The fast-track process could bring an extra 12,000 homes into Queenstown — the ‘‘population of another Wānaka in the Wakatipu Basin’’, Mr Glover said.
‘‘Even if councils had all the money in the world, which obviously they don’t, it does take a fair amount of time to get sewers into the ground and water mains even in the best of times. So that’s the challenge.
‘‘But the Ladies Mile and the Southern Corridor are areas that we have planned for growth, so it’s not that we’re not expecting it to happen there.’’
Queenstown Lakes district councillor Samuel Beck, who has been a prominent critic of the fast-track process, said as laudable as Simplicity Living’s aims might be in providing affordable accommodation, the district was up against the fact it had not received its fair share of the roading budget.
‘‘There’s just a massive disconnect between what central government wants in terms of houses and what NZTA can provide for roading.
‘‘We can have these debates all day with central government and with the developers, but the fact is NZTA almost feels like they aren’t participating.’’
Queenstown’s rapid growth and lack of supporting infrastructure meant ‘‘fast-track’’ was entirely unsuitable for the region, he said.
‘‘This is legislation that is wholly inappropriate to a place that’s growing at 4.5% a year.
‘‘Our problem is too much growth, not too little growth.’’
Simplicity Living managing director Sam Stubbs said he was aware of the submissions, and he looked forward to ‘‘constructive’’ discussions with NZTA and the other parties involved.
