New information shared by Queenstown Lakes District Council (QLDC) provides a taste of the public sentiment on the proposed Urban Intensification Variation (UIV).

If approved the UIV would allow for substantially increased building height and density and the controversial proposal attracted a whopping 1,257 submissions during the initial feedback process.

Released by QLDC last week, the ‘summary of decisions requested’ (which highlights submitters’ sentiment on different aspects of the proposal) shows how submitters feel about the proposal - and it’s overwhelmingly negative.

Many Upper Clutha submitters said any increases in building height allowances should be applied at Three Parks rather than existing residential areas or the Wānaka CBD.

Opposition to increased building height in the Wānaka CBD was frequent, with one submitter saying it would “forever ruin the character” of the area.

Changes to building and density rules in the Lower Density Residential Zone appeared to receive a little less opposition than changes to the Medium Density Residential Zone, but many submitters still opposed both (and the proposal in its entirety).

The UIV proposes increasing allowable building height to eight metres in the Lower Density Residential Zone (LDRZ) and 11 metres (+ 1m for pitched roofs) in the Medium Density Residential Zone (MDRZ), as well as 16.5 metres in the Wānaka CBD.

It would also include rezoning some areas in the Upper Clutha from LDRZ to MDRZ.

A more detailed explainer can be found here.

While there was some support for the proposal it was far outnumbered by opposition. 

Many people who submitted in opposition to the UIV referenced the effect of new, denser development on the level of sunlight and privacy of existing buildings. 

Other suggestions from submitters included applying the new density rules for new development but not established sites; increasing height limits but by reduced amounts (for example, 9m+1m in MDRZ); and asking that certain areas (most frequently Arrowtown) be exempt from changes.

The UIV is an outcome of central government’s national policy statement on urban development (NPS-UD), which directs councils around the country to remove some planning rules and plan for growth ‘both up and out’.

It aims to respond to overly restrictive planning rules around the country that have driven up prices and denied people housing and QLDC chief executive Mike Theelen said it is intended “to stop local communities and local councils forever finding reasons not to intensify”.

Now that the summary of decisions requested has been released, original submitters have until June 14 to make a further submission on the UIV. Further submissions can also be made by people who are 'representing a relevant aspect of the public interest' or whose 'interest in the proposal is more than the interest of the general public'.

The proposal will then be considered by a hearings panel in the last quarter of 2024 or early 2025, QLDC media and channels advisor Sam White said.

PHOTO: Wānaka App