Eager house buyers will miss out if major changes are made to a fast-tracked Queenstown subdivision, the developer says.
At a consent hearing in Queenstown yesterday for Bridesdale Farm, the developer’s lawyer Warwick Goldsmith told commissioners the subdivision is more than 80 per cent sold.
So any significant changes to its master plan would result in “eager and deserving” buyers missing out.
Developers Chris and Michaela Meehan want to build 145 houses on a 32.3ha site next to Lake Hayes Estate – and their application has been fast-tracked as the resort’s first special housing area.
Planners have endorsed the overall plan – but want to remove 10 houses and a garden allotments area near the Kawarau River.
Eleven submissions were made by close neighbours and infrastructure companies.
The developer says it has subsequently made design changes and entered private agreements relating to building height and setbacks, right-of-way easements, the protection of existing vegetation and fencing.
However, a line-up of consultants robustly argued against several of the council’s recommendations.
Landscape consultant Paddy Baxter says the council’s recommendation to delete 10 lots on the subdivision’s southern edge is misguided.
The line demarcating the “outstanding natural landscape” that runs beside those lots is in the wrong place, and should run along the edge of the Kawarau River about 500m away.
He describes the sections as a “quality bookend”.
The garden allotments are being clustered more closely together and moved further to the north in response to the council’s report.
Urban planning consultant Ian Munro says he disagrees with the concerns of his council counterpart, Ed Jolly, about the risk of “unit repetition” along some streets and he’s recommending a design change requiring car parking be “stacked” one behind the other, rather than side by side.
Munro says Bridesdale is an affordable housing development in the sense of “starter housing” rather than social or emergency housing – and there’s no chance it’ll be a “slum”.
Even a proportion of rental housing was unlikely to produce “undesirable social characteristics”.
Consultant engineer Andrea Jarvis says a water supply upgrade is needed – but it is already necessary for resolving water constraints in neighbouring Lake Hayes Estate.
There is adequate wastewater infrastructure for the subdivision, she says, while the planned stormwater system won’t put pressure on the surrounding infrastructure.
the Bridesdale Farm subdivision would be out of step with a property market that desperately needed it, a resource consent hearing in Queenstown was told yesterday.
It was rare for an applicant to provide ”such graphic evidence of both market demand and market acceptability”,
Although the subdivision was approved by council planners last week, their recommendations include removing 10 of the 147 sections proposed as well as all 145 garden allotments.
The hearing panel is made up of independent commissioners Denis Nugent and David Mead and Queenstown Lakes district councillor Mel Gazzard. The hearing continues today.
Otago Daily Times