View Feedback Received - Queenstown Lakes District Council

Anonymous
QLDC cannot provide 1 new car or a logical transport network in 10 years what evidence can you
produce that an extra 2500 living in gorge road has any merit
Gorge Road Trading Ltd
Gorge Road Trading Ltd has commercial interest in properties at 124-128 Gorge Road. Gorge Road
Trading Ltd already supports the Proposed Business Mixed Use Zone, as part of the PDP, but with the
requirement that any accommodation is restricted to residential only, and does not allow visitor
accommodation. This is in order to address the shortage of worker accommodation. We would
support in principle the adoption of a Special Housing Area as an overlay to the existing operative
Business Zone plan and proposed Business Mixed Use Zone plan. However, we would NOT support
the SHA if it were to replace the proposed Business Mixed Use Zone. We believe the BMUZ is a
better long term solution for this area than a SHA for the following reasons: 1. We believe there is
still a requirement for commercial activity in this area to help ease traffic congestion to and from
Frankton. By moving all commercial activities to Frankton Flats, all Queenstown, Arthurs Point,
Closeburn, and Glenorchy residents are forced to travel to Frankton, thus adding to the current
traffic issues. 2.While it may take longer, BMUZ satisfactorily addresses the same issues of
residential accommodation shortages as SHA, but does not take away options from landowners to
develop commercial activities.
Michael Bolock
I think its a brilliant idea. It deals with the housing shortage, and issues such as taking advantage of
people in need/overcrowded and overprices flats. I also think the location is much more suitable
than attempting to rezone to many areas out near Frankton.
Mike Byers
Queenstown Gymnastics Club
The Queenstown Gymnastics Club tentatively supports the proposal on the SHA however issues
around the housing of the gymnastics club give cause for concern. The QGC is located within the
Wakatipu High School gymnasium annex. This annex was funded in part by QLDC with a contribution
of $150K and the stipulation that it is made available to the gymnastics club outside of school hours
(clause 7 of the agreement between WHS and QLDC) I am also led to believe from QGC archives that
part of the Gym annex is built on QLDC land and this is referenced in clause 2 of the above
mentioned document with a lease for a period of 19 years which expired last year. Given media
reports that the Ministry of Education give Ngai Tahu first right of refusal to purchase the land that
WHS currently resides on questions now arise as to the long term occupancy of the club. The
stadium and the old community swimming pool are community assets used by various groups and
should this block be sold then what becomes of these community activities that are on offer for the
populace? The Gymnastics club alone has over 120 children from over 90 local families training each
week run by a committee of volunteer parents as a charity. The club often has waiting lists but
cannot accommodate extra training due to the limited availability and access of the facility which is
shared with WHS. The past 2 years has seen the club in dialogue with developers, commercial
landlords and QLDC to find a long term occupancy and growth solution but to no avail. To further
lose an existing asset of available space to provide housing then impacts on our clubs ability to
provide healthy physical option to the whole community. Ideally the QGC would like to see..... 1. The
Community swimming pool need not be used as we have our events centre at Frankton but the
building itself and the pool once emptied create a readymade long term solution for the QGC. The
club is happy to work on funding to refresh and develop structural and aesthetic works to bring it to
a standard that can further contribute to the area both economically (holding competitions) and
socially. AND 2. The high school stadium and annex remain as a community facility that can be hired
and used by groups including the QGC if necessary. The QGC strongly urges the council to be bold,
pro-active and fully consider the long term options not only for our future ratepayers and families
and groups but those current ones that have strong local roots, history and contribute to the social
fabric of this town and community. Development at any cost and the potential further reduction of
already limited sporting venues erodes the full potential of this town and the options for the
children and parents who currently reside here.
Penny Clark
Goldridge Resort ltd
We need a SHA near the center of town to address the shortfall in accommodatation for workers.
Transport is a problem so we need the ability in most cases for "workers" to walk to work in the CBD.
The ability to build to 6 stories but slanted back towards the cliff...i.e not all on top of each
other...ideally with a little balcony to enhance appearance of presentation and give a some quality of
life style to the tenant. This would be for the longer term 6 mth to 1-2 years type of person. If we
use the Shot over lodge as an example we also need something like this in the area (gorge
road)...very much more for the 3 month working holiday style pax (very short term). The critical
element is that the units are not on sold for short term visitor accommodation they are committed
to residential pax working in the area...in other words cannot be used for the likes of Air BnB. They
are spaced through the area...not all built on top of each other ....we do not need a ghetto or slum
situation. Currently the town is desperate for our employees to have somewhere to live, we need to
address the situation for the future and perhaps long term consider the district plan re instigating
there original requirement for large employers to contribute to some sort of accommodation
subsidy or build for staff. After this we also need to see the 5 mile area has accommodation for all
there staff out that side of town to take pressure off the roads.
Richard Crouch
Tanoa Aspen Hotel
It is incredibly apparent to many that affordable, clean, warm and safe housing in Queenstown is in
extremely short supply. Staffing is challenging enough in this town and as a hotel operator, I have
the additional problem of not being able to retain good (seasonal and long term ) staff because they
have nowhere to live. Projects such as the proposed Gorge Rd special housing area are long overdue
and much needed. This has my unconditional support.
Patrick Dodson
Dear QLDC I'm glad to see this special housing area developed on Gorge Road and hope that it goes
a long way in providing quality long-term rental space for those working and living in Queenstown.
As someone who is presently home sharing, I'm curious to know if this development allows people
who own homes in this area, and who make this their primary residence, are allowed to share an
extra bedroom, or the home while on holidays to earn income that helps them pay the bills? It was
not clear to me in the development plan is this is allowed, and if so, are the guidelines the same for
all the other homes in the region as laid out in the QLDC web site on rates for home sharing, holiday
letting or other consented activities. Thank you for working so hard on all our behalf and for this
timely initiative Sincerely Patrick Dodson
Leony Dudfield
Yes, I agree. My husband and I were talking about how retails on Gorge Rd will find it hard to survive,
as locals do the shopping out in Frankton area. It will be the perfect area for special housing, easing
the pressure on rental market.
Chris Ehmann
Hilton Hotels and Resorts
As Queenstown has grown in popularity there has become more and more pressure on the rental
accommodation for the work force to live in Queenstown. For our business it has reached a critical
stage as it is becoming a key issue facing recruitment of team members who cannot find
accommodation and either leave town or withdraw their application before arriving when they
realize the difficulties in finding somewhere to live. Team members joining cannot find
accommodation in the Queenstown area and are now also struggling even in outlying areas such as
Lake Hayes and Arrowtown. For any vacancies that come up, they have waiting lists of over 10
people. There is an increase in the density of tenants staying at rental properties where it is not
uncommon to have double or more the bedroom capacity (based on 2 per room) living in one house.
With the increasing number of visitors to Queenstown, increase in flights to New Zealand, additional
capacity of the airport, additional hotel and tourism ventures coming on line, it is critical that the
manpower in this highly service focused industry is supported by having the necessary affordable
accommodation We would welcome the addition of such a development to accommodate the
demand for housing of the required work force to sustain the tourism demand on Queenstown to
allow business to continue economic growth for the area.
Eddie Gapper
Very positive. Sensible location. Don't understand why it's taken this long to figure out.
Grant Gaskin
I support the project as there is an essential need not only for more housing but also at a lower cost.
Having just settled in Queenstown it is a nightmare to purchase a suitable property and I would have
preferred a apartment to a house but that was very difficult as apartments are geared towards
tourists in fantastic locations The Gorge road project is near schools and supermarkets which is very
convenient for people without transport. This si far better than the Henley estate or even Lake
Hayes Estate As an employer certainly it is crucial to have housing for staff and this has been
discussed many times Thank you for the opportunity to submit
Reece Gibson
I support the Gorge Road Proposed Special Housing Area as there is a shortage of high density, low
cost living for workers close to the Queenstown CBD that can provide workers accomodation for CBD
businesses, and Gorge Road has the least effect on the surrounding natural landscape. However
further thought/analysis needs to go into transport effects. There is brief mention that the proximity
of the Special Housing Area is within walking distance of the CBD, but no mention of wider traffic
effects, or parking. This goes against the intent of the Proposed District Plan whereby land use
planning is integrated with infrastructure planning (transport, 3 waters, telecommunications, etc),
and lack of an integrated approach in the past has lead to the current perceived traffic issues in the
Wakatipu Basin. While the Gorge Road Proposed Special Housing Area is likely to have a lesser wider
traffic impact than say Bridesdale Special Housing Area, for example, due to the target tenants
working in or near the CBD, there is still the potential to generate extra traffic on other parts of the
network, e.g. Frankton Road. An integrated approach is also one that Council Planners/Engineers
should become familiar with to avoid the mistakes of the past. An integrated approach should also
look at societal needs (urban planning/design), e.g. Proximity of services such as Fresh Choice,
entertainment, recreation, etc as the future of society is about providing accessibility, not mobility. I
should point out that I am a member of the Shaping Our Future Queenstown Transport Task Force
and we will be making similar recommendations on integrated planning to Council once our
recommendation report is complete in the next couple of months.
John Glover
If the purpose of the proposal is to provide affordable accommodation then steps must be taken to
ensure that that is what it delivers. Otherwise all of the properties in this area will become
investment holiday homes or appear on air bnb because the owner will compare $200 per room per
week long term rent or $200 per night short term visitor rental. The 'rules' for this SHA should
require restrictive covenants to be placed on titles as follows:- 1. The property should be the
primary place of residence for owner occupiers 2 . If the property is rented out, it should be for a
minimum period of 2 months 3. Mixed rating private / visitor accommodation or home stay is
prohibited. By applying restrictive covenants, the market 'value' of the properties will reflect their
intended use and be in line with what the target market can afford. Alternatively Council could use
ratings policies that reward owners who ensure the property is used as 'affordable' housing for
individuals living and working in the Wakatipu Ward
Tim Goodwin
Hi, I own one of the only empty sections in the seas which is right on the cusp of the
current proposed SHA area. I have had concept drawings completed for community housing
accommodation as I recognise the severe need in the town. I would like to increase the density if my
property was also covered by the SHA to further improve the number of accommodations I can offer.
Please consider adding Kiely lane into the SHA region as well. We have Q box behind us and are
essentially encapsulated by the other SHA area anyway. Thanks Tim Goodwin
Paul Green
My thoughts fall into 3 categories summed up as follows: 1. Rockfall Hazard 2. Alluvial Fans 3.
Quality and amenity values In principle I'm not opposed to the proposal. In practice, however, I have
some concerns and they centre on the 3 categories mentioned above. 1. Rockfall Hazard: Any
'medium-rise' development in this area will need to take into account the special nature of the
geology in the gorge area and take steps to mitigate against them. The steep sides of Queenstown
Hill that front onto the gorge are a known rockfall hazard in the event of medium to severe seismic
shaking. 2. Alluvial Fans: Similarly the alluvial fans serve as geological reminders of the natural
processes that shaped this area and will continue to do so. Those processes pose a challenge for new
builds in the area. 3. Quality: As someone who has first-hand experience of large scale mediumdensity developments elsewhere (Auckland), I know that they can be successful and enhance an
area – but only IF they are planned with a sense of community, amenity and are part of a wider,
cohesive plan. Meaning, proper consideration needs to be given to open spaces, building
performance (heating/cooling), car parking/garaging, shared facilities (storage, refuse collection
points), pedestrian access, links to public transport options etc. Skimping in any of these areas can
lead to developments that quickly degrade the area rather than enhance it. Any developer wants to
maximise the return on their investment. But because of points 1 and 2, any new building here will
(of necessity) be expensive. The temptation for developers therefore, will be to skimp on category 3.
In my view this could lead to development/s that is/are poorly integrated into existing and future
infrastructure. Ultimately such development only exacerbates the problems we face for quality
housing in Queenstown. In other words, developing a SHA in this area needs to be done right the
first time. But that will drive costs upwards. And I'm not convinced the constraints mentioned above,
make this an attractive or workable proposition for many developers. Thank you.
Robyn Hart
I fully support the council's proposed Gorge Road SHA. In my view, Gorge Road is the most logical
location, in the entire basin, for all the reasons detailed in the council report dated 17.12.2015. Well
done to the QLDC for being pro-active on this issue and introducing appropriate areas into the
affordable housing arena.
Elizabeth Kiewicz
To whom it may concern, I am in favour of the special housing area. My son has told me stories
about people he has met on ski fields and the conditions of the housing that some of them face. This
includes upwards of a dozen people in a single house, with some sharing rooms with no natural
lighting. With an ample supply of affordable new housing, workers will find it less necessary to resort
to such substandard conditions. Also, at a business level, I am interesting in getting involved in the
development process, should the special housing area be approved. I have 30 years of business
experience as an accountant and business analyst, as well as experience owning commercial and
residential properties. To contact me, please email me at
, or call me at
. Yours sincerely, Elizabeth Kiewicz
Anthony King
I think it is a great idea and is really needed to allow quick development of accomodation for the
growing town. I support this designation
Valentine Lefrere
I agree with the proposal i would like to submit in addiction the following for consideration: a.
Any buildings for tourism purposes should have shops at street level. b. A walk mall should be
included in planning the area. c. Business rights should be available for all properties in the
designated area. f. An overhead chairlift shuttle from the top of Gorge Road to Queenstown
Waterfront should be provided for both scenic and quick access for locals and workers in the area.
Thus reducing transport difficulties and congestion. g. Minimum area for an apartment to be
reduced for single person accommodation to 20 square metres if the apartment is supported with
suitable technological and hygienic amenities. It may be possible for council to either outsource or
redeem investment costs where necessary. Queenstown central business district should also be
revised in terms of height restrictions to provide both more accommodation and business
opportunities. Frankton appears to be winning favour among locals for commercial and residential
purposes. Accessibility is one of the primary reasons. Thank you for your consideration of this
submission. Thank you.
Jon Mitchell
Although this is an excellent opportunity to consider what should happen to this strategically
important area of the district, there once the high school moves, more open questions about what
could be developed in the area, for the best benefit of the district would be a better idea. Assuming
housing is the best option is not a particularly useful starting point. It is a pity the rockfall and
alluvial hazards of the area aren't included on the air photo used in the proposal. Regional hazard
maps indicate that the entire area is an "active composite fan" and that the slopes around the
proposed area are prone to landslide and rockfall. The landslide hazard would require further
investigation, particularly on the Eastern side of Gorge Road, which is currently predominantly
developed as light industrial and retail. Avoidance of housing in the run-out zones of potential
landslides should be considered, as should mitigation and avoidance of alluvial areas subject to
potential subsidence or failure. Housing in Gorge Road is already slum-like in places. How might that
be addressed in a Special Housing Area? Development of a "rental building warrant of fitness" bylaw would be a useful step in right direction. Although it would face some opposition from current
landlords such a by-law would be worth trialling in the high-pressure accommodation of
Queenstown Lakes. None of the other Special Housing Areas approved or proposed within the
district have resulted in homes or apartments that would fall within a price category that would
begin to alleviate the over-crowding and extortionately high rentals in the Queenstown area at
present. This would need to be addressed within any Special Housing Area request for proposals in
the form of maximum and minimum unit sizes and occupancies, and sale and rental prices. What
of the proposed alternative uses for the area, particularly the potential re-development of the soon
to be former Wakatipu High School into a tertiary institution? The council should consider all
reasonable alternatives in its decision-making processes. In fact it is required to under the s77 of the
Local Government Act.
Kim Parker
I thoroughly disagree with the height(s) proposed within the Gorge Rd Special Housing Area (SHA),
and the consequential re-zoning height changes proposed in the district plan change. In my belief
and with a tertiary education in planning and design I believe 12-20m will dramatically detriment our
community. Although it has been mentioned that the shading of neighbouring properties has been
indicated as negative impact within your proposal. Very little indication of other implications were
identified. I wish to draw your attention to just a couple of other significant negative impacts to our
community that we will incur on the outcome of these height change proposals. Shade does effect
human behaviour, movement and ecosystems so I do not say this lightly and was a little disturbed as
to how easily this consequence was brushed aside for perceived benefits of accommodation
provision and intensification. With the condensed living arrangements proposed for our valley there
comes social implications, this degree of intensification does has social consequences. Please do not
dismiss these as unlikely for in the history of planning and development we have a varse resource to
evidence based research and consequences in communities throughout time, locally and primarily
internationally. Human behaviour and health are directly related to healthy living environments, the
sense of place and pride of place. Healthy communities are diverse in socio economic and cultural
identity. Presently our street and neighbouring streets are a dynamic population of home owners,
young and older, families and renters. I do seriously now question the longevity of my business and
lifestyle at my present location if development is railroaded into quick provision of numbers as
aposed to responcible enhancing development to our community and its values. Where as until now
I have seen my future and future generations to actively love, create and contribute to our
community. Proudly witnessing and being a part of a developing community. I am the forth
generation of my family to choose to build my home and successful new business here. and now
after I have returned over 15 years ago I conside myself to be a active member of the Lakes District
and central Queenstown. I have enjoy and celebrated our districts diversity and opportunity. I have
seen this as my home and my future. As an aside there is evidence of a impact to available housing,
right under our noses presently in our communities of fernhill, Queenstown central, Gorge Rd and
Queenstown Hill. Some individuals have identified a questionable business model which has arisen
due to an identification of available profit not previously tapped to the extent it is today. The likes of
'rent a room' alone has 21 properties on its books In Queenstown. Homes that are taken out of the
standard rental pool available to families and groups of renters. Homes that are for a secondary
rental profit are rented out per bed squeezed into each room, where lounges are used as bedrooms,
and communial areas are minimised to reduce risk of social gathering. Of course consequences are
that groups gather in non specific undesigned, outdoor spaces where vocal and music volume then
become a dynamic problem needing to be addressed. Fortunately most of the business owners
recognise they need their tenants to behave with some social responsibility when surrounded by
families and such. I say its a questionable business model becuase purpose built accommodation
facilities have regulations to comply too. In terms of space provision and soundproofing provision,
fire risk assessment and waste management. One business with 21 properties listed on thier books
in amougst a number of similar businesses does begin to make an impact on our available housing.
The tenants staying in these styles of accommodation are the renters who remain in our community
for not much longer than a month to three months or those who have been unsuccessful in finding
accommodation to fit their needs. They cost businesses often to train and on completion of training
often move on out of town. In Queenstown we have always had this style of young traveller and we
enjoy those who show respect and enjoy our home town but in the past these houses were available
to longer term tenants and these short term who hadn't fitted into lifestyles of shared flats would
stay in backpackers or workers accommodation available or would quietly move on. Spending no
more or less than they would have. Those of us who rented for years, before we then shared our
first home with lodgers, students, boarders or tenants, we knew what it would take to become
active members of our community. We haven't left town becuase its too expensive we looked at
how to make our goals affordable and achievable, It took time but we have achieved it. Who are we
actively aimming to provide accommodation for, as planners and a community. Those who
presently live on the streets offspringing from Gorge Rd, We are a dynamic community, we are
volunteers, we provide labour, and services, some are employed, some like me are owners of
businesses. Mine provides a productive service within the healthcare industry. Yes there is room for
development and improved accommodation. My own home dates from the late 1860's early 1870's,
development was chosen in keeping with the era of the home and full modernisation, creating more
available accommodation on the old homes original land. Building more homes in keeping with the
original cottage while maintaining the home's unique historical significance in valley. And I'm
blessed to now be a part of this home and its locations heritage. Queenstown does have a rich
dynamic social history which at this time it is within our hands to provide the planning and
development changes that enhance as aposed to degrade our community and its 'drawcard'. Our
homes and properties here do have views to our unique landscape which are equally important to us
as those with views from Queenstown Hill of the lake. We have connection to mighty Cecil Peak, the
valley through to Coronet Peak and the majestic craggy cliffs and slopes of Queenstown Hill and
Bowen Peak. Those connections aren't the big 360 or 180 degree views of elsewhere in our district
but what we do have are important to us. The visual connection to our landscape is of upmost
importance to our lively hoods and mental health and health of our community as a whole, our input
and everyday life. I don't apose a community's development but I do apose repeating errors and
distruction for the sake of pressure. We have a unique environment and a fabulous opportunity to
enhance, protect and develop a community. The lifestyle and health of that community, its
inhabitants and visitors alike and its economic growth and value. We can very easily distroy our
'golden goose' for the sake of misunderstanding our community's needs, values and potential.
Consider carefully what draws you to stay and spend in a destination holiday. Consider what is best
provision for a healthy community. The outcomes of these two questions are much the same when
we apply a carefully considered future. I understand our paridym is shifting, as a child we used to
hear Queenstown referred to as a holiday place, a retreat or an adventure. A alpine getaway. Some
suddenly see it today as a developing suburbia restricted in growth by its landscape. Today's
technology means growth in business and numbers of the population who feel comfortable living
here are no longer restricted by our 'isolation'. While to all intents and purposes we have been
growing as a community conitually since Queenstown was settled, we are finally comming to the
stage our discussion today and the outcomes will affect the shape of our community's future
because we live in a unique landscape. I seriously question your views that intensification of
accommodation up this valley with its very small narrow limited space will reduce trafic or parking
congestion for the oposite is evident with any present population changes presently, let alone once
the population increases. Providing accommodation variety throughout our district does make
sence to this discussion of congestion on our roads. In my own circumstances fuel and maintance
costs of running a vechicle and commercial rental costs combined with lifestyle choices encouraged
me to work and live in the same location. A location chosen carefully not to add to congestion and
allow for appropriate parking availability. So I ask for those who represented our community to
please consider carefully the consequences to our lives, health and livelyhoods. And the economic
success of our community. Your choices can and will detriment what we hold dear, or your choices
will ad value to our community and its visitors.
K Parker
In reference to the future of the present wakatipu high school site. In all honesty I would dearly like
to see the location to remain a educational site. This would recognise our furture growth and needs,
and respect the intentions of the original gift of the land to educational purposes. Instead of this
prime site becoming absorbed by the perceived needs of condensed living. If not considered
necessary for the specific location to provide for future needs as a high school or primary school site
and in such relieving traffic congestion from present and future sites, catering to families located
from Wilsons Bay (and beyond) to Queenstown Hill. Then lets be forward thinking and enhace the
heart of our community. The site provides a perfect location of a Marae and education facility.
Landscaped, new or utilising present facilities or a combinationof both. A Marae is unique in so
many ways and proven so time and time again. The Marae is such a vital and valued asset to a
communiy is was so evident during and after the Christchurch earthquakes, a purpose built
accommodation and catering facility with a heart, a perfect community emergency shelter provision.
A Marae would enhace our community's heart. Ad to the dynamic of our community in a positive
enlightened vision. Combined with education, provision of short courses aimed at tourism could
help fund the provision of long courses aimed at skills and education of our residents and increase a
student educational business already successful at the resort college. A perfect site for Queenstown
very own institute, polytechnic or university. Exhibition art and carving education, culinary,
hospitality, skills, trades, joinery, etc. tertiary education provision. Or outdoor education or sports
training academy. Though these last two may definitely be more relevant at a frankton location.
Adult education and upskilling, inspiring our community. Enhancing our heart of our community. As
a pakeha in my 40's I would like to see Queenstown have these facilities. I would dearly love to see
us celebrate, create and enhance instead of encroach and deminish the heart of our community.
Pat Ron
SHA are foolhardy. I've been coming to Queenstown for over 50 years and seeing what has
happened to this town is down right appalling. More so in the last five years. You have ruined it.
Simple. You can't argue with it. I've put my family bach on the market (which we've owned for 30
years) and we won't be back. You can't shut it off to everyone, but what you can do is at least
control the growth in a natural manner. This urban sprawl that you all seem so insistent on has
wounded the goose that laid the golden egg, and now you're about to shoot it. Sadly, elected
Councillors generally lack the knowledge or expertise to make these types of decisions and we all
suffer. It is a sad sad day, and you have ruined, and continue to ruin a once stunning town. Between
you and the Airport Corporation you are just a bunch of money hungry egocentric fools. You should
be focusing on what made Queenstown great instead of what it is now. A den of drunks who fight
and urinate throughout the town; a town with traffic congestion worse than major cities; planning
more akin to rabbit warren than a city; and leaders who lack the fundamental understanding of what
it actually means to lead. I know that none of you who read this will take it on board. You will think
it is a personal attack. It's not, it is cold hard facts. Those of you who I have encountered over the
years are lovely individuals, you just lack the expertise, and your decisions are the proof. So give
yourselves a sarcastic pat on the back, because you've really stuffed up this time.
Marie Roxburgh
Public Health arm of the Southern District Health Board
Public Health South understand the extreme need to provide Special Housing Areas and applaud the
Council for enabling this area on Gorge Rd to become SPA . When any development is being
considered Public Health South would recommend the Council consider how cold the area is and
with the Urban Design Protocol being the underpinning document to follow we would like to ensure
adequate heat pumps are part of all independent design. Public Health South would also like the
Council to consider accessibility for everyone when designs are prepared and walking and cycle ways
weaved throughout the development to encourage active transport and in time will link up with
cycle/walkways around the whole of Queenstown.
Sharon Salmons
Damn good idea. And any incentives to get going on building them asap would be great. Walking
distance to town and hopefully affordable. Be good if special conditions stop air bnb so that it gets
used for worker accommodation which is what is needed.
Vincent Santoro
All for it ...much needed!
Robert Schadewinkel
The area identified in the consultation document is suitable for a SHA. I fully support the proposal of
the Gorge Road SHA.
Wulf Solter
I would like to see a "minimum lease period" for these worker houses - a period of "until
April/October" to ensure the workers can stay for the season on a fixed rent - if a worker-slum is
built, at least let the workers live there. I fear the SHA rules will result in people building flats that
get rented out at ridiculous peak season rates because they can. If the holiday park goes, we will
need worker accom more than ever, but it doesn't make fiscal sense to rent to the workers when
you can make 5x that with AirBnB.
Erwin Steck
Just a note on your website info re. the possible SHA in Gorge Rd: 30 % of the units in developments
of more than 30 Units would have to be no more than 30 m3 (cubic meters) ? - should this not be 30
m2 (square meters) of GFA ?
Ian Studd
I'm a Director of G 75 Ltd which is the owner of
this property is a total of 5,100m2.
We support Councils proposal for the Special Housing Area (SHA) for Gorge Rd but do need further
information on the following-- 1 As this will be housing for workers in the town the need for
carparking is removed as our site is just a 5 minute walk from the CBD and therefore we would see 1
carpark per 25 units as all that would be needed.. 2 We need to establish with Council what
setbacks from the side and rear boundaries would apply. 3 We would want to retain the current
zoning for our frontage onto Gorge Rd and the right to rebuild/refurbish this area for general retail
activities including showrooms and storage, commerical/offices and accomodation on the upper
levels. If you require any further information from us please call me on
.
Graeme Todd
Excellent idea and location for SHA that should be extended over adjacent properties in Sawmill
Road, Bowen Street area currently zoned residential The Council itself or in conjunction with or
through the Affordable Housing Trust should be acquiring land and initiating development so
progress is made quickly
Jack Wellington
I think a it's a good idea to have this sort of housing around Queenstown. This area is perfect for it
and something needs to be done for the workers in town that want to walk to work and live cheaply.
Wei "Virginia" Wu
It's about time, and very much needed.
Comment on
Queenstown Lakes District Council
proposed
Gorge Road
Special Housing Area
From
Rockgas Limited
February 2016
1
COMMENT FROM ROCKGAS LIMITED ON PROPOSED GORGE ROAD
SPECIAL HOUSING AREA
To:
Chief Executive
Queenstown Lakes District Council
Private Bag 50072
QUEENSTOWN 9348
services@orc.govt.nz
Name of Submitter:
Contact Energy Limited/Rockgas Limited
Contact Person:
Owen Graham
Address for Service:
Contact Energy Limited
PO Box 2222
DUNEDIN 9054
Telephone:
03 455 0799
Cell:
Email:
owen.graham@contactenergy.co.nz
Contact Energy Limited (Contact) owns Rockgas Limited which operates a bulk LPG storage
and distribution operation in the Queenstown-Lakes District.
Contact provides the following comments in regard to the proposal to designate a Special
Housing Area in Gorge Road, Queenstown.
The Queenstown Lakes District Council (‘the Council’) feedback document raises a number
of issues and concerns that Rockgas Limited (‘Rockgas’) would like the Council to take into
account when considering the creation of the Gorge Road Special Housing Area (‘the SHA’)
to ensure that Rockgas’s critical infrastructure activities serving the Queenstown community
(both existing and future) are not impacted, and are provided for appropriately.
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Rockgas would welcome any opportunity during development of the SHA to have
discussions with Council to clarify our areas of prime interest and concern, and any LPG
industry specific matters.
Yours faithfully
CONTACT ENERGY LIMITED
Owen Graham
Land and Property Advisor
DDI: 03 455 0799
Mobile: 027 839 6742
Email: owen.graham@contactenergy.co.nz
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1.0
Introduction
Rockgas Limited (an LPG business owned by Contact Energy Limited) has since 1998
operated an LPG storage, reticulation and cylinder distribution business at 131 Gorge Road,
Queenstown (‘Rockgas Queenstown’). The site has a history of use for LPG storage and
sales dating back to the early 1990’s.
Rockgas operates an LPG storage, reticulation feeder plant and cylinder distribution
business from its site at Rockgas Queenstown in accordance with several existing land use
consents. Here LPG is delivered by tanker to the site and stored in bulk tanks for distribution
through a pipeline network and in cylinders to Rockgas retail, business and residential
customers throughout the Queenstown environs. Operations at the site also include public
drive-in 9kg cylinder cash and carry business.
Current activities at Rockgas Queenstown include the filling and storage of up to 131 tonnes
of LPG in underground bulk tanks; the operation of a reticulation plant feeding LPG by
pipeline to approximately 1500 customers around Queenstown; and the filling, storage and
distribution by truck of LPG in mainly 45kg cylinders.
Rockgas Queenstown operates in accordance with the requirements of the Hazardous
Substances and New Organisms Act 1996 (HSNO) and associated Regulations which
control the import, manufacture, storage, use and distribution of LPG. The facility holds a
current Location Test Certificate (L04139) issued on 14 August 2015 under Regulation 81 of
the Hazardous Substances (Classes 1 to 5 Controls) Regulations 2001. It also operates in
accordance with a number of land use consents from Council including RM980328,
RM030937 and RM140685 which permit the storage of LPG up to a maximum quantity of
156 tonnes.
2.0
Rockgas Queenstown
2.1
Location and neighbouring activities
The site is located in an established commercial area at 131 Gorge Road, Queenstown (see
Figure 1) in the Business zone of the Queenstown Lakes District Plan (“the Plan”). The site
is well set back from Gorge Road and the operation is consistent with other light industrial
and commercial activities in the area.
Rockgas Queenstown is located in the Business zone of the Queenstown Lakes District Plan
which permits light industrial, processing, storage and retailing activities like Rockgas
Queenstown if they comply with the site and zone standards. Despite being consistent with
the zone standards, policies, and objectives, Rockgas Queenstown holds resource consents
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because the permitted quantity threshold for LPG storage in the District Wide Rules is
exceeded. In all other respects, the existing environment, location and zoning for the activity
are considered entirely appropriate.
The immediate neighbours are Business-zoned activities Gasco, South Pacific Fire
Protection Services, and Real Journeys. Other Business zone properties are located to the
west, across Gorge Road. The rear boundary of the site adjoins a Queenstown Lakes
District Council recreation reserve through which Horne Creek flows.
There are no activities particularly sensitive to hazardous facilities (such as schools,
hospitals or residential areas (including high density residential) close to the site, with the
nearest residential zone some 70m to the west.
Figure 1. Location map of 131 Gorge Road, Queenstown.
2.2
Activities at Rockgas Queenstown
Bulk LPG is transported into the site by road tanker and unloaded and stored in three
mounded underground tanks (plus a one tonne ‘drop out’ tank) with a maximum quantity of
131 tonnes (2 x 50T and 1 x 30T). From there LPG is piped to reticulation feeder equipment,
where it is processed via a plant room and vapourisers and fed into the approximately
140km Queenstown underground LPG pipeline network.
Rockgas Queenstown also fills, stores and distributes LPG in cylinders ranging from 9 kg to
45 kg for commercial and domestic customers outside the reticulation network. LPG from the
bulk tanks is pumped to a purpose built filling floor where empty cylinders brought back from
customer sites are refilled, temporarily stored and dispatched out to other customers on an
exchange basis. A stock of cylinders is stored on site in defined and secure areas in the
filling station and on the decks of cylinder delivery trucks.
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Rockgas Queenstown currently has a fleet of 3 cylinder delivery trucks to support the
cylinder delivery operations. It operates from 8:00 am to 5:00 pm five days per week. Bulk
LPG tanker deliveries generally occur 2 to 4 times a week during daytime hours, depending
on seasonal demand.
2.3
Site access and transportation
All vehicle access in and out of the site is taken from Gorge Road. Tanker and delivery truck
access to the operational areas is via a service lane which runs along the northern boundary
of the Rockgas leased area and is shared with several other users of the wider site. Tanker
and distribution truck movements do not interfere with drive-in public cylinder drop off and
collection at the front of the site.
Security fences prevent public access to restricted areas of the site including the bulk tank,
reticulation plant, cylinder filling area, truck parking and (existing and proposed) cylinder
storage areas. Those areas are accessed via electric gates remotely controlled by
authorised personnel. There is a manually operated pedestrian gate located at the end of
the cylinder filling station leading to the office/admin building.
3.0
Issues of Importance to Rockgas related to SHA
Rockgas has an interest in the SHA as it directly relates to the company’s core activities at
Rockgas Queenstown.
3.1
Recognition of Critical Infrastructure Importance
The proposal to designate some of the land in Gorge Road a Special Housing Area, to make
it easier for landowners to build houses or apartment buildings there, would introduce a
residential activity into an existing and vibrant business zone. Should the SHA be created in
Gorge Road, and incorporating the Rockgas Queenstown site, this would be contrary to
Council recognition that the Rockgas Queenstown facility forms part of the critical
infrastructure assets of strategic importance to the continued social and economic well-being
of the Queenstown community. And, it would fail to recognise the significant investment in
the development and maintenance of this major LPG facility by Rockgas Ltd.
3.2
Zoning of Activities
Businesses and domestic users rely on a range of fuel sources to meet their energy
requirements, including fuels distributed through local suppliers which involve hazardous
substances and are vulnerable to reverse sensitivity effects. Rockgas appreciates that there
is rapid urban growth occurring in many main centres and consequently the shape and
future size of suburbs is changing. As noted above, LPG assets are strategically important
however existing operational sites can be affected by urban development as it ‘migrates’ into
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those commercial/industrial areas. Rockgas sites by the nature of their operations, need
accommodation for hazardous substances and tolerance for legislative requirements
intended to manage and /or mitigate potential adverse effects.
Where urban development may occur near to existing Rockgas operational sites, those sites
need to be zoned appropriately to permit the continuation of existing site activities and to
avoid the conflict issues of changing land use associated with reverse sensitivity.
Strategic planning, in the form of ‘spot zoning’, may be needed to lessen the potential for
incompatible activities to locate next to these facilities. Both for existing LPG installations
and any proposed sites for future LPG facilities where these may not otherwise be located in
appropriate zones.
3.3
Reverse Sensitivity
While Council’s strategic aim of encouraging the provision of affordable housing in the
Queenstown community is understood and supported in principle, Rockgas view is that this
should not be done at the risk of creating undue impacts on existing activities and
businesses. The ‘forced’ introduction of residential uses into an existing and vibrant
commercial and business zone has the potential to generate issues related to reverse
sensitivities toward the existing occupiers and businesses. Existing activities have been
established in the current area to comply with Council zoning requirements. And, in many
cases strict controls on matters such as noise, smells, glare etc are in place.
Any change to the zoning to accommodate the SHA may mean that not all current activities
would be permissible within the SHA, or that higher standards for managing issues like
noise, smell, glare etc may be sought. This would be a concern if it resulted in the
imposition of new or additional limitations on established business activities.
4.0
Provision for Reticulated LPG for SHA
4.1
Existing infrastructure
Careful planning will become increasingly important as there occurs a growing shift to
increase the density of people living in/near town centres and their fringes, in medium
density estates and multi-level buildings, and reticulated gas is ideal for providing energy for
heating and cooking. The provision of the SHA in Gorge Road and other new land use
proposals will create opportunities to plan for and to provide adequately and appropriately for
the installation of critical infrastructure, including the supply of reticulated LPG in these
areas. The presence of an existing network is hugely beneficial to that.
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4.2
Opportunity to utilise Rockgas reticulation network
The SHA should provide for opportunities to expand use of the reticulated gas network in
particular, for new residential subdivisions and associated retail and nearby
commercial/industrial uses.
To achieve this, the SHA needs to anticipate the environment needed for efficient supply and
delivery, particularly in areas of greater housing density, and provide for it; for example, by
requiring co-location of utilities in legal roads when construction is occurring, thus eliminating
supply via the road transport network. And for occupiers who have the ability to use gas as
an alternative to electricity and other fuel sources, reticulated LPG is less obtrusive and
avoids loss of valuable space needed for cylinder storage.
Conclusion
As noted above, we are concerned that the designation of the SHA in Gorge Road which
would include the land currently occupied by Rockgas Queenstown would have detrimental
and adverse effects on our activities at that site. The Rockgas site at Gorge Road is a major
facility and as such is not readily relocatable. Accordingly we would find it very useful and
would welcome the opportunity to meet with Council representatives to discuss the proposed
Gorge Road Special Housing Area and expand on the issues raised in this document.
In the first instance please make contact with Owen Graham whose contact details are on
the first page of this document.
Owen Graham
Land and Property Advisor
Contact Energy Limited
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