Housing project fast-tracked despite infrastructure concerns

A proposal to develop 1242 homes and a commercial precinct between Arrowtown and the Kawarau River has been referred for Fast-track Approval despite concerns about the infrastructure needed to support the development.

On October 6, Infrastructure Minister Chris Bishop referred the Ridgeburn Development to the fast-track approvals process. Developer Kurt Gibbons, applying as Ridgeburn Limited initially applied and was declined in June as the application was "incomplete/non-compliant".

A second application was lodged in July and has now been referred to the fast-track panel for consideration.

Bishop’s letter outlining the referral decision said the project would increase housing supply and deliver significant economic benefits, “including $997 million in direct expenditure and contributing 1462 job-years”.

Documents forming the application show Queenstown Lakes District Council, Otago Regional Council and NZTA all raised concerns about the 213ha development’s effects on existing transport and three waters infrastructure during pre-application consultation.

• Artist renders created by Novak+Middleton architects for the Ridgeburn development.

QLDC also raised concerns around wastewater, water supply and stormwater management needed to support the development, while ORC raised concerns about groundwater quality and potential infrastructure constraints, and NZTA raised concerns about the effects of the project on the State Highway network.

The regional council also said residents of the development would be reliant on private vehicle use due to its location and design.

“The lack of detail about how the project will be serviced by key infrastructure (transport and three waters) raises concerns about long-term costs to council and ratepayers if retrofits are required.”

The site currently has no public stormwater infrastructure, water supply connection or wastewater connection. So Gibbons proposes private on-site wastewater treatment and an on-site reservoir and pumping system sourced from an on-site bore or Kawarau River.

There would also be provisions for future connections to the public wastewater network

However, in pre-application consultation, QLDC said it would not be in a position to accept any vested infrastructure saying this would “pose significant issues”.

• Concerns have been raised about the ability of transport and water infrastructure to keep pace with the development.

“With regard to significant regional or national benefits, QLDC acknowledged it is commendable that the applicant seeks to provide additional housing, it is inappropriate in the proposed location and the adverse impacts may outweigh the benefits of the project,” application documents say.

NZTA’s pre-application consultation said both State Highway 6 and Morven Ferry Rd would need to be upgraded to accommodate the development.

NZTA said the development was also “likely to exacerbate existing traffic issues at Ladies Mile and Shotover Bridge, contributing to significant delays and potentially requiring highway infrastructure upgrades to mitigate the impacts”.

However, a transport assessment commissioned by the applicant “concludes that the traffic generated by the development can be accommodated within the surrounding roading network”. In the application, Gibbons offers to widen Morven Ferry Rd and redesign the SH6 intersection.

Despite these concerns, ORC, QLDC and NZTA did not oppose the referral but the referral suggests the next stage of the application also include assessments on transport infrastructure capacity.

Briefing documents show the recommended transport infrastructure and three waters infrastructure assessments should include information about existing capacity and required upgrades and how they would be funded.

According to the application documents the development would include 1062 terraced houses as well as 180 higher density, ‘more affordable’ dwellings – a mix of one, two and three bedroom and dual key homes priced between $599,000 and $999,000.

Proposed lot sizes outlined in application documents show the majority would be either 300sqm (526 lots) or 350 sqm (231 lots). There would be 12 of 100sqm lots, 189 of 400sqm lots, 83 of 450sqm and six lots over 1000 sqm.

The development also proposed developing 13,200 square meters for commercial, retail and community tenancies.

If approved, construction would take about five years, according to the documents.

From here, the project is referred to a panel for consideration. The expert panel may invite comments or hold a hearing before issuing a decision. If the application is approved, the panel can set conditions the project must meet.

Crux understands members of the community oppose the proposal due to the same issues of traffic and three waters as well as the land being rurally zoned. They say the development would have a lasting impact on the area.