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August, 2017

Queenstown council bosses want the resorts tree-lined entrance to be
opened up for potential development.
In a report to this months full council meeting, planning bosses Tony
Avery and Blair Devlin  who previously ran secret meetings promoting a
potential carve-up  recommend including Ladies Mile in the districts
Special Housing Area lead policy.
If approved, that would open the door to potential development of
136ha of land along the section of State Highway 6.
Council officers believed the Queenstown Country Club, under
construction, set a precedent because it was the first major
development on the upper, more visible part of Ladies Mile.
Opponents fear plans for multi-storeyed, densely-packed buildings on
the north side of Ladies Mile will create another Queenstown.
But proponents of greater development say its flat land that can easily
be developed to address the resorts housing shortage.
There were 310 responses for and against the proposal.
In their feedback, some people questioned whether development of
Ladies Mile would result in affordable housing.
Devlins report, endorsed by Avery, said Queenstown had a severe
housing problem and the purpose of special housing legislation is not to
provide affordable housing, but enhance affordability by helping
increase land and housing supply.
The councils approach had been to specify a certain percentage of
developments be one- or two-bedroom units, as they are smaller and
more affordable.
Regarding traffic and transport implications, the council noted at its
June meeting the Shotover Bridge was a key capacity restraint.
While roads either side of it could be two-laned, the bridge could not.
If 1000 medium-density dwellings were developed along Ladies Mile by
2025, the bridge would reach capacity that year, or in 2032 if a 10 per
cent shift to alternative modes of transport was achieved.
The NZ Transport Agency was comfortable with 1025 houses on Ladies
Mile, but it was opposed to the full extent of development enabled
under the indicative master plan.
The report said to address NZTAs concerns, a pause button was
proposed in the lead policy.
That meant no new expressions of interest would be considered for SHAs
once applications for qualifying developments had been lodged which
exceeded 1100 units.
This will allow time for further assessment to be undertaken of the
impact of additional housing on the Ladies Mile beyond the 1100
residential units that the NZTA were able to support through the
[Housing Infrastructure Fund] application.
The council also proposed to reduce the potential yield to 2185  down
from a maximum of 2874 units  by removing the potential for a small,
second residential unit above the garage on areas identified for medium
The reports recommendations also included the reinstatement of the
public feedback stage for each expression of interest lodged for an SHA
on Ladies Mile and for an additional area of mixed use near the Ladies
Mile Pet Lodge.
Council is faced with a series of decisions which involve balancing a
series of competing elements, the report said.
It needs to decide whether it does see the need to enable further
greenfields sites to be developed, or to continue encouraging land that
is currently zoned to be developed and come to market.
Council can either enable development that (like all SHAs) is not
consistent with its operative and proposed district plans, and do so
relatively quickly using the SHA mechanism.
Alternatively, it can look to address the Ladies Mile area through the
proposed district plan as part of the response to the Wakatipu Basin
Land Use Study, over a longer time horizon.
Its preferred option was to include the area in the lead policy.
(Source: Otago Daily Times)


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