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Urban Intensification Variation

Details regarding Queenstown Lakes District Council's Urban Intensification Variation

Click here to view our Hearing Page: Urban Intensification Variation Hearing Page

At the 5 February 2026 meeting of Full Council, Elected Members formally adopted the recommendations of the Independent Hearing Panel.

The decision public notification date is 20 February 2026. Submitters have 30 working days from that date to lodge an appeal with the Environment Court.

To view the agenda documents for the Full Council meeting, please go to our website: 5 February 2026 Full Council Meeting | Queenstown Lakes District Council

Quick links

Summary of Decisions Requested - Addendum

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About Urban Intensification Variation

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Section 32 Report & Appendicies

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Want to talk about it?

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Council Decision

Guidance on Council Decision

  • Any person who made a submission on the Urban Intensification Variation may appeal the decision to the Environment Court within 30 working days of the service of the notice of decisions (i.e. from 20 February 2026). 

    During the 30-working day appeal period, the operative PDP provisions and the UIV decisions version provisions will both apply and will be subject to weighting.

    Following the 30-working day appeal period, any UIV provisions that are subject to appeals will continue to be weighted until appeals on the provision are resolved. An appeals alert will be added to e-Plan to show which provisions are under appeal. Following the 30 working-day appeal period, all UIV provisions that are not appealed will be ‘treated as operative’ meaning they will have full legal effect and the previous equivalent provision will no longer apply (see s86F of the RMA). 

    Please feel free to contact the Duty Policy Planner pdpenquiries@qldc.govt.nz if you have questions about the status of provisions.

Amendments to UIV Decisions Version Provisions - e-Plan

  • Minor errors in the decisions version provisions have been amended using the process in clause 16 of the First Schedule of the RMA. These amendments are summarised in the table below. These changes are shown in the provisions in e-Plan: 

    Rule:  
    Amend UIV decisions version matter of discretion (b) in Rule 8.5.10 to insert the word ‘existing’ when referring to Arrowtown’s character.  

    The current wording of the matter of discretion in the UIV decisions version has the word ‘existing’ crossed out which indicates that any non-compliances with Rule 8.5.10 Building Length in Arrowtown, alongside limb a, discretion would be restricted to ‘consistency with Arrowtown character’. This is inconsistent with the other matters of discretion in Chapter 8 – MDRZ which refer to ‘Arrowtown’s existing character’.  

      

    Paragraphs 8.40(a) and (b) and 8.43(e) of the UIV Independent Hearing Panel’s Recommendation Report states that all other references in the LDSRZ (now SRZ) and MDRZ to the Arrowtown Design Guidelines 2016 should be removed and replaced with reference to “Arrowtown’s existing character”. 
    Amendment to Rule 8A.5.7 to re insert recession plane requirements for MDRAZ and remove ‘excluding Arrowtown’.  

    UIV decisions version of Rule 8A.5.7 which outlines the recession planes for all sites in MDRAZ has been shown as crossed out (i.e. deleted) apart from the exceptions outlined in 8A.5.7.6 and 8A.5.7.6. This suggests that there are no recession plane requirements for the MDRAZ, which is a new zone that has been introduced via the UIV.  

     

    For the MDRAZ, the Independent Hearing Panel explains at paragraph 14.3 of their Recommendation Report that the recommended provisions are based on Council’s s42A and Reply position for the MDRZ.  

    Further, at paragraph 14.32 (page 133) of the Recommendation Report, the Panel clearly states that it accepts Council’s proposed Rule 8A.5.7 relating to recession planes outlined in Council’s Reply version of the provisions.  

     

    It is also recommended that reference to ‘excluding Arrowtown’ is removed given that there is no MDRAZ in Arrowtown. 
    Update Cross reference in Rule 27.7.38.1.  

    Amend a cross-reference mismatch between the UIV decisions version provisions and the PDP. In the intervening time since notification of the UIV in August 2023, the provisions and numbering in Chapter 27 of the PDP have been amended.  

     

    The updated cross reference will now refer to Rule 27.7.35 which specifies minimum allotment sizes and dimensions.  

     

    Additionally, the Independent Hearing Panel recommended that consequential minor amendments be made to address renumbering, cross-referencing, plan-wide consistency and other drafting matters that arise between tracked and clean versions of the provisions. The Panel directed Council staff to prepare a clean decisions version incorporating these administrative refinements for clarity and consistency across the Proposed District Plan. These consequential amendments have been incorporated into the e-Plan.

Changes to Planning Maps

  • The Urban Intensification Variation (UIV) decision includes amendments to the Proposed District Plan planning maps. 

    To enable comparison, the PDF maps below show: 

    These comparison maps identify changes including:

    • rezonings, showing zoning before and after the UIV decision

    • amendments to height precinct overlays within the Wānaka Town Centre Zone

    • amendments to specific control overlays

    The e-Plan version of the planning maps is the authoritative decisions version of the Proposed District Plan. 

General Hearing Information

  • The Hearing Panel:

    Commissioners: David Allen (Chair), Ian Munro and Councillor Lyal Cocks

    David Allen (Chair)

    Expertise

    Environment and resource management, local government and infrastructure development.

    Experience

    Decision-making

    • Chair of the hearings panel for Porirua City Council's Plan Change 18: Plimmerton Farm, which followed a Streamlined Planning Process to rezone 384ha for urban development (housing and commercial). The decision can be found at PC18 Final Report and Recommendations (storage.googleapis.com).

    • Chair of the hearings panel for Lower Hutt City Council's Plan Change 43 to enable greater urban intensification across the general residential zone, new suburban mixed use activity zones and new medium density residential activity areas.

    • Chair of hearings panels for tree and tree group plan changes in Upper Hutt City and for a consent for a brothel in the residential zone of Lower Hutt City.

    • Presenter of the Ministry for the Environment's 'Making Good Decisions' programme required for all resource management decision-makers.

    • Previously legal counsel assisting the Ruakura Development Plan Change Board of Inquiry (on a private plan change for an integrated inland port development of 389ha in Hamilton City), the Tukituki

    Catchment Proposal Board of Inquiry (a water quality and quantity based plan change, designation and consents related to farm intensification and irrigation) and the New Zealand King Salmon Board of Inquiry (including appearing in the Supreme Court appeals) relating to a private plan change and consents for salmon farms in the Marlborough Sounds.

    Previously legal counsel assisting numerous Boards of Inquiry and Decision-Making Committees on applications for marine consents under the Exclusive Economic Zone and Continental Shelf (Environmental Effects) Act 2012.

    Planning & Consenting

    • Advising Christchurch City Council as part of the Buddle Findlay team on its Intensification Streamlined Planning Process.

    • Advising both Genesis Energy and Contact Energy on numerous policy statement and plan change processes around the country.

    • Advised the Crown on its All of Government submission (on behalf of 22 government departments and agencies) on the proposed Christchurch Replacement District Plan, including the designation and roading chapters and on the key infrastructure projects.

    • Advised the Maungaharuru-Tangitū Trust on its Environment Court appeal on the Proposed Hastings District Plan in relation to sites of cultural significance and outstanding landscapes.

    • Advising Let's Get Wellington Moving and its partners, Wellington City Council, Greater Wellington Regional Council and Waka Kotahi on the designating and consenting, local government and associated matters for its $7.4b investment programme.

    • Advised Greater Wellington Regional Council (flood protection and public transport), Hutt City Council (urban renewal of its CBD following the increased flood protection) and Waka Kotahi NZ Transport

    Agency (a new Melling interchange and bridge over the Hutt River) and KiwiRail (relocated rail assets) on the successful Environment Court direct referral process for the $700m plus RiverLink project. This significant climate adaptation project for the city and region. The RiverLink project won the NZPI Best Practice Award for integrated planning and investigations at the 2023 NZPI awards.

    • Advising Waka Kotahi NZ Transport Agency on the $1.5b Ōtaki to North of Levin project and the $300m plus Mt Messenger (SH3) bypass project.

    • Advised Contact Energy on its $700m plus Geofuture project for geothermal electricity generation in the Wairakei field which was successfully consented in 2022, having previously advised Contact on numerous thermal, wind, geothermal and hydroelectric power schemes.

    • Advising Genesis Energy on the present reconsenting of its Tekapo A and B hydroelectric power stations.

    • Advising Horowhenua District Council, Wellington Water Limited, Central Hawkes Bay District Council, Tararua District Council, Whakatane District Council and Tauranga City Council on numerous wastewater and water projects including many Environment Court hearings.

    • Advising Horowhenua District Council on numerous subdivision and land development matters and disputes, bylaws and various codes of practice.

    • Advised CentrePort on the COVID Fasttrack consenting process by KiwiRail for the new Kaiwharawhara Ferry Terminal in Wellington Harbour with construction commencing this year.

    • Advised Lower Hutt City Council on its 4.4km and $30m Eastern Bays shared use path and seawall (Tupua Horo Nuku) with construction commencing in 2022.

    Affiliations & Memberships

    • Member of the Resource Management Law Association (RMLA)

    • Associate member of the New Zealand Planning Institute (NZPI)

    Qualifications

    • LLB, BSc, MEnvi.Stud. (Victoria University of Wellington)

    • Admitted as a Barrister and Solicitor in New Zealand 1999

    • Accredited RMA Hearings Chairperson

    Ian Munro

    Ian is a senior urban planner and urban designer who has had the opportunity to work across New Zealand including in all of the major centers and many of the provincial centers.

    He has made or contributed to over 500 decisions on consent and plan change applications since 2007 for Auckland Council, Thames Coromandel District Council, Waikato District Council, Hutt City Council, Porirua City Council, Christchurch City Council and Queenstown Lakes District Council.

    Specifically in Queenstown Lakes District, Ian has been a decision maker since 2007 including Resource Consents, Private Plan Changes, the Council's PDP, and more recently the Ladies Mile SPP procedure and the COVID-19 Recovery Act (Fast Track consents).

    He is familiar with the National Policy Statement on Urban Development and what it means for Councils, including by way of being a Commissioner on Christchurch City Council's PC14 process.

    Deputy Mayor Lyal Cocks

    Lyal has lived in Wanaka for 26 years and was a QLDC Councillor for nine years from 2007 to 2016.  During that time, he was an RMA commissioner and sat on many Resource Consent and Plan Change hearings, such as Northlake and Hanleys Farm. 

    After six years off Council, Lyal stood successfully for Council again in 2023 and has re-qualified as an RMA commissioner.  He has extensive knowledge of the district and the challenges we face to continue being a great place to live and visit, and a significant contributor to New Zealand's economy.

  • Check out the video below for information on how to participate in a hearing!

     

  • Please note this document will be amended regularly as we progress to the hearing.

Council Reply

Hearing Minutes

Hearing Recordings

Information Requested by the Independant Hearing Panel

Presented at Hearing

Case Law

Legal Submissions

Council Rebuttal

Minutes & Memoranda

Joint Witness Statements

Site Visit Requests

Submitter Pre-Lodged Evidence & Legal Submissions

Section 42A Report & Council Expert Evidence

Summary of Decisions Requested - Addendum February 2025

Submissions Received 1375-1385

Make a Further Submission to Submission 1375-1385

Submissions closed February 28th 2025

Summary of Decisions Requested - Addendum August 2024

Submissions Received 1370, 1371 & 792

792:  Three submission points from the following submission were also not included in the summary

Make a Further Submission to Submission 1370, 1371 & 792

Submissions closed August 22nd 2024

Summary of Decisions Requested - Addendum July 2024

Submissions Received - 1263, 1368 & 1369

Make a Further Submission to Submission 1263, 1368 & 1369

Submissions closed 25 July 2024

About the Urban Intensification Variation

QLDC's Urban Intensification Variation implements policy 5 of the NPS-UD, which directs councils to enable more height and density in certain locations. It also aims to implement the wider directive of the NPS-UD, to ensure well-functioning urban environments that meet the changing needs of our diverse communities and future generations.

This variation to the Proposed District Plan was endorsed for notification by Councillors at the Full Council meeting on Thursday 1 June 2023 and the inclusion of Lake Hāwea South was endorsed at the 10 August 2023 Full Council meeting. The full plan variation is being publicly notified for submissions using the process prescribed by schedule 1 of the RMA.

The plan variation gives effect to the central government's NPS requirements, while responding to the local context. The plan variation also marks the implementation of several outcomes and objectives identified across the Queenstown Lakes Spatial Plan 2021, the Joint Housing Action Plan, the Climate and Biodiversity Plan 2022-2025, and the Better Ways to Go Mode Shift Plan 2022.

This variation does not apply to land where Operative District Plan (ODP) zones apply. The approach for urban ODP land is that the NPS-UD will be implemented when each ODP zone is reviewed through the district plan review work programme.

Regarding proposed amendments to Council’s Design Guides which are incorporated by reference in the Proposed District Plan, Appendix 1L – ‘Proposed Changes to Design Guides Summary’ describes the proposed changes which reflect the changes proposed to the planning provisions. A separate public feedback process applies when changes are proposed to material incorporated by reference, pursuant to clause 34 of Schedule 1 of the Resource Management Act.

More info on how to give feedback on the proposed changes to the following documents incorporated by reference in the Proposed District Plan will follow:

  • Wānaka Town Centre Character Guideline 2011

  • Residential Design Guide 2021

  • Business Mixed Use Design Guideline 2021

  • Arrowtown Design Guidelines 2016

  • Queenstown Town Centre Special Character Area Guidelines 2015

Summary of Decisions Requested

Submissions Received

You can view all submissions received via our online submission system Consult24 using the link below.

Make a Further Submission

Further Submissions closed 14 June 2024

Notification

Section 32 Report & Appendices

Want to talk about it?

If you have any queries on any of the information provided, how to make a submission or need help finding a particular document, please contact one of our dedicated duty policy planners on 03 441 0499 (Queenstown) or 03 443 0024 (Wānaka) or email us at pdpenquiries@qldc.govt.nz