Queenstown Lakes District Council (QLDC) is proposing a variation to the Proposed District Plan (PDP) which would increase urban density in some areas of the Queenstown Lakes District. The changes would:
enable increased heights and densities in some zones, and
include proposals to rezone land close to commercial areas in Queenstown, Frankton and Wānaka to enable intensification of development.
The proposed Variation also includes amendments to planning provisions to:
recognise the benefits of intensification, such as providing for a greater variety of housing near public services and infrastructure, reduce the need for greenfield expansion into sensitive landscapes and over land with productive potential, and creating a more compact urban form that will reduce the need to travel and may help lower emissions
ensure intensification areas are high quality, pleasant environments that people enjoy
to ensure intensification can be serviced through appropriate infrastructure.
For more information on detailed proposed changes to the provisions, click here.
Why are we doing this?
The proposed Urban Intensification Variation gives effect to central government’s National Policy Statement on Urban Development (NPS-UD). The NPS-UD sets national direction to ensure Aotearoa New Zealand has well-functioning urban environments that meet the diverse and changing needs of our communities and future generations.
The NPS-UD sets out objectives and policies that councils must give effect to. QLDC’s proposed Urban Intensification Variation specifically gives effect to the intensification directive (Policy 5), but also the wider directives of the NPS-UD. Specific requirements that the District Plan needs to give effect to include:
District Plans are required to enable heights and density of urban form that commensurate with the greater of:
The level of accessibility by existing or planned active or public transport to a range of commercial activities and community services; or
relative demand for housing and business use in that location.
District Plans need to provide for at least sufficient development capacity to meet expected demand. For housing it needs to be for both standalone dwellings and attached dwellings, and for business land it needs be for different business sectors.
The rules and policies within the District Plan also have to be individually and cumulatively consistent with the development outcomes described in the objectives for each zone.
QLDC’s proposed Variation gives effect to these requirements which assist with achieving a compact urban form, with smaller unit sizes and attached housing typologies, so more people may benefit from living in locations with access to commercial activities and community services.
A compact urban form may contribute to a well-functioning urban environment by reducing the demand for greenfield development and its effects upon sensitive environments, landscape values and productive land supply as well as the inefficient expansion of infrastructure. A compact urban form may also reduce reliance on private vehicle use; maximise the use and viability of public transport, walking and cycling; and improve the efficient operation of public utilities which will reduce energy demand and limit greenhouse gas emissions. In locations that aren’t currently served by public transport, a compact urban form may make the future provision of public transport more viable.
The proposed Variation also marks the implementation of Outcome 1 of the Queenstown Lakes Spatial Plan for consolidated growth and more housing choice, making sure future growth happens in the right areas and is serviced by the right public infrastructure.
What land does the Variation apply to?
The proposed Variation applies to existing urban areas within QLDC’s PDP. Changes to planning maps are proposed to enable intensification of development in areas close to commercial areas in Queenstown, Frankton and Wānaka. The planning provisions proposed to be amended are within the following chapters of the PDP:
>> For proposed changes to the rules and standards (provisions) that apply to each zone, click here.
>> For a map showing all proposed re-zoning of land in the Queenstown Lakes District, click here.
>> For a map showing the existing zoning of land in the Queenstown Lakes District, click here.
What's the latest?
We’re currently working towards holding hearings on the proposed Urban Intensification Variation, with our Section 42A report to be published in early June 2025 before these hearings are held toward the end of July.
Queenstown Lakes District Council (QLDC) is proposing a variation to the Proposed District Plan (PDP) which would increase urban density in some areas of the Queenstown Lakes District. The changes would:
enable increased heights and densities in some zones, and
include proposals to rezone land close to commercial areas in Queenstown, Frankton and Wānaka to enable intensification of development.
The proposed Variation also includes amendments to planning provisions to:
recognise the benefits of intensification, such as providing for a greater variety of housing near public services and infrastructure, reduce the need for greenfield expansion into sensitive landscapes and over land with productive potential, and creating a more compact urban form that will reduce the need to travel and may help lower emissions
ensure intensification areas are high quality, pleasant environments that people enjoy
to ensure intensification can be serviced through appropriate infrastructure.
For more information on detailed proposed changes to the provisions, click here.
Why are we doing this?
The proposed Urban Intensification Variation gives effect to central government’s National Policy Statement on Urban Development (NPS-UD). The NPS-UD sets national direction to ensure Aotearoa New Zealand has well-functioning urban environments that meet the diverse and changing needs of our communities and future generations.
The NPS-UD sets out objectives and policies that councils must give effect to. QLDC’s proposed Urban Intensification Variation specifically gives effect to the intensification directive (Policy 5), but also the wider directives of the NPS-UD. Specific requirements that the District Plan needs to give effect to include:
District Plans are required to enable heights and density of urban form that commensurate with the greater of:
The level of accessibility by existing or planned active or public transport to a range of commercial activities and community services; or
relative demand for housing and business use in that location.
District Plans need to provide for at least sufficient development capacity to meet expected demand. For housing it needs to be for both standalone dwellings and attached dwellings, and for business land it needs be for different business sectors.
The rules and policies within the District Plan also have to be individually and cumulatively consistent with the development outcomes described in the objectives for each zone.
QLDC’s proposed Variation gives effect to these requirements which assist with achieving a compact urban form, with smaller unit sizes and attached housing typologies, so more people may benefit from living in locations with access to commercial activities and community services.
A compact urban form may contribute to a well-functioning urban environment by reducing the demand for greenfield development and its effects upon sensitive environments, landscape values and productive land supply as well as the inefficient expansion of infrastructure. A compact urban form may also reduce reliance on private vehicle use; maximise the use and viability of public transport, walking and cycling; and improve the efficient operation of public utilities which will reduce energy demand and limit greenhouse gas emissions. In locations that aren’t currently served by public transport, a compact urban form may make the future provision of public transport more viable.
The proposed Variation also marks the implementation of Outcome 1 of the Queenstown Lakes Spatial Plan for consolidated growth and more housing choice, making sure future growth happens in the right areas and is serviced by the right public infrastructure.
What land does the Variation apply to?
The proposed Variation applies to existing urban areas within QLDC’s PDP. Changes to planning maps are proposed to enable intensification of development in areas close to commercial areas in Queenstown, Frankton and Wānaka. The planning provisions proposed to be amended are within the following chapters of the PDP:
>> For proposed changes to the rules and standards (provisions) that apply to each zone, click here.
>> For a map showing all proposed re-zoning of land in the Queenstown Lakes District, click here.
>> For a map showing the existing zoning of land in the Queenstown Lakes District, click here.
What's the latest?
We’re currently working towards holding hearings on the proposed Urban Intensification Variation, with our Section 42A report to be published in early June 2025 before these hearings are held toward the end of July.
Notification of Proposed Urban Intensification Variation
Proposed Urban Intensification Variation has finished this stage
Formal submissions open
Proposed Urban Intensification Variation has finished this stage
We're currently taking submissions on the proposed Urban Intensification Variation.
Submissions close on Thursday 21 September 2023.
Further submissions
Proposed Urban Intensification Variation has finished this stage
The summary of decisions requested report will be publicly notified. This allows people to read what submitters have said, and further submit on submissions of interest to them. People have ten working days to lodge their further submission with Council, and must also send a copy, normally via email, to the original submitter.
42a Report
Proposed Urban Intensification Variation is currently at this stage
All submissions and further submissions will be collated and reviewed before a report is prepared that makes recommendations to the Hearings Panel on whether or not the submissions should be accepted.
Hearing of submissions
this is an upcoming stage for Proposed Urban Intensification Variation
Submitters will be able to present their views to a Hearings Panel appointed by the Council. Once the hearing has concluded, the Hearings Panel writes up its findings in a Recommendations Report, which is subsequently taken to Council to make decisions on the plan change.
Decision notified
this is an upcoming stage for Proposed Urban Intensification Variation
The Hearings Panel’s Recommendations Report will be considered by Councillors, who then make a formal decision on the variation.
