Join our group submission against Wanaka’s Residential Intensification
On October 5th, QLDC closed submissions for their Residential Intensification Variation, allowing developers to build up to 12m across all of residential central Wanaka, and up to 16.5m in central business areas.
This is too little time to consider such a pivotal proposition for the future of our town. If you agree, you should join our group submission using the form at the bottom of this page. This will give us much needed time for considered consultation to come up with a solution the fits the mandate of the Variation but one which is in accord with the Wanaka community as a whole.
Opinions on the Variation are most likely varied across those with an interest in Wanaka. We, as a group, are opposed to the Variation as it stands. Please read further to see where we are coming from.
What is ‘intensification’?
Intensification is going up and out. Increasing building volume per lot and reducing unbuilt space. What does that mean? Reduced amenity - sunlight, views, privacy, planted areas and open spaces.
What could we lose with this? The very character of Wanaka: a low key village-town centre and a complementary adjoining residential area with single and double level homes with abundant vegetation - tall, mature trees, and other vegetation on both public and private land that dominate over built form - spacious, simple, uncluttered, peaceful with vistas and views to the surrounding mountains and lake. The variation alters the existing Medium Density Residential Zone (MDR) in Wanaka adjacent to the town centre from Pembroke park to the golf course, most notably by changing the permitted height of residential buildings from 7m to 12m, providing for increased density of build and reducing the obstacles for development with the current district plan. What this will result in is a change in typology of housing from predominantly single dwelling homes at one or two levels to terrace housing, apartment blocks, and three level super penthouses. It will also result in the demolition of existing homes, many of which are multigenerational and an integral part of the character of Wanaka township.
There are many new homes in the MDZ area which will be adversely affected by this variation. The rezone will also likely result in an increase in land values making it prohibitive for many first home buyers, the elderly downsizing, and affordable housing, all of which are desired outcomes of the NPS-UD for this area.
This is not the right area to achieve the objectives of the MDZ as put forward by the NPS-UD variation. We suggest a more suitable alternative would be a greenfields location rather than an established housing area. Three parks, in our opinion, would be the most suitable location for a MDZ in the manner proposed by the NPS—UD/QLDC.
Why Three Parks?
— a greenfields location so no demolition of existing homes
— Three Parks is by default becoming the commercial centre of Wanaka
— Three Parks already has an existing and planned amenity in terms of recreation, commercial, and residential
— It will not result in disenfranchised existing homeowners in the proposed MDZ adjacent to the town centre, which is likely to pit neighbour against neighbour
— It’s under the auspices of a single developer so the design scope can be controlled and layed out by all Wanaka stakeholders
This is a pivot point in the history of Wanaka and we must act on it now or lose this opportunity to shape the destiny of Wanka forever. Wanaka is a jewel in NZ's crown. Let’s take this opportunity to make this a resort town of international repute. Let’s get the best heads around the table to create a curated vision of Wanaka as a top ranking international destination, which it thoroughly deserves.
What areas are affected?
For a comprehensive map of all the areas affected, please follow the link to the QLDC website below. Note that the QLDC website isn’t user friendly and it may take a lot of scrolling and fiddling to find the location relevant to you.
What can you do?
Any questions, please email: wanakaresponsiblegrowth@gmail.com
Our group submission:
Responsible Growth Wanaka is a group of Wanaka residents who are concerned as to the implications of the Intensification Variation for the Wanaka township and in particular the Wanaka Town Centre and immediately surrounding Medium Density and Low Density Residential zones.
We question whether there is jurisdiction for the Variation to include Wanaka given the NPS-UD does not direct the Council to review whether development capacity exists anywhere other than Queenstown. It is submitted that if it was intended that the Council be directed to consider the development capacity of all the urban areas of the Queenstown Lakes District it would have said so.
It is submitted that there is no justification for the Variation given the Councils officers report to the Council meeting on 1 June 2023 confirmedthat the Councils previously completed Housing Capacity Assessment confirmed there was sufficient housing capacity in the Queenstown Lakes District to meet the short, medium and long term demand.
The justificationgiven for the Variation namely that the same would result in different housing typologies and affordable housing is flawed and there is no guarantee such outcomes will result.
The Council in promoting the Variation has failed to consult with the community as to the outcomes sought in terms of the Variation and the potential effects of increased height and density.
The Variation does not take into consideration the existing and highly valued character of Wanaka exemplified by its low-keyvillage, town centre and adjoining low scale residential areas with uncluttered single and double level homes, abundant vegetation, open spaces and vistasto the lake and surrounding mountains and lake.
Of particular concern is that the Variation by lifting the existing Wanaka Town Centre heights from 12m to 16.5m and theadjoining Medium Density zone from 7m to 12m, will irrevocably alter and destroy the character of Wanaka.
The submitter questions whether there has been sufficient planning to upgrade the Wanaka Town Centre infrastructure to cater for such intensification and resulting population growth.
It is submitted that by increasing the density and height limits in the Medium Density Residential zone will result in a change in use and typology of housing from predominantly individual one and two story dwellings to multi storied and multi owned three level terrace housing and apartment blocks with potential for super penthouses that will maximise views and dominate the existing residential character. Intensified developmentwould stand in stark contrast to non developed established homes and legacy cribs.
Existing homesstand to be compromised in terms of their amenity, views and sunlight. Such a process is likely to pit neighbour against neighbour in this long established residential area.
In contrast to the desired outcome of the NPS-UD the Variation if confirmed in such a desirable location of the central MDRZ will likely result in an increase in land values, making it prohibitive for many first home buyers, downsizing elderly and those seeking affordable housing.
While we do believe that a strategy of intensification and increased diversity of housing may be alaudable strategy to combat urban sprawl and to permit more accessibility to residents from all walks of life, we do not believe the proposed implementation and planning put forward by the QLDC is sufficiently nuanced to account for and to preserve the essential character of Wanaka.
In order to achieve this long term goal and to meet the objectives of the NPS-UD strategy we strongly favour agreenfield development over therezoning of existing established neighbourhoods. The MDRZ adjoining the towncentre is especially important in this regard as it is an integral part of the very character of the town. The Three Parks zone, in our opinion would be the most suitable location in Wanaka for an increasing footprint of theintensified MDRZ in order to meet the requirements of the NPS-UD Variation objectives.
The Variation would result in development that is totally contrary to the District Plan provisions relatingto development in Wanaka.
The provisions of theVariation are contrary to the Queenstown Lakes Spatial Plan 2021.
Wanaka has sufficient land capacity for growth without theneed for this Variation.
Wanaka has no public transport which the NPS-UD relies on as a basis for urban intensification.
The intensification of Queenstown has resulted in loss of character, domination of form, parking and transport impacts and strain on infrastructure. This Variation would result in similar issues in Wanaka.
The provisions of the Variation are not in accordance with the sound resource management planning principles. This is particularly important in Wanaka basin which is shaped as an amphitheatreand by water.