Kia ora and welcome to the spring edition of
Planning Matters!

With many still making the most of the gift of late-season snow after a winter that’s been slow to let go, the district is now shifting into gear into spring, warmer temperatures, and more construction-friendly conditions. This edition of Planning Matters brings a fresh round of updates for those shaping growth across the Queenstown Lakes District.

We spotlight key developments in Te Pūtahi Ladies Mile Structure Plan area, including what landowners and developers need to know before lodging resource consent applications. You’ll find updates on recent legislation changes to the resource consent process, and the implications of the Government’s “Plan-Stop” policy and RMA amendments.

Also in this issue:

Adoption of the Te Tapuae Southern Corridor Structure Plan.
Progress on blue-green networks and integrated planning.
Road Corridor process changes and NZTA’s new funding rules.
Insights from national housing research and building safety policy updates.

This update aims to keep you informed, aligned, and ready for what’s next, so grab your coffee, soak up the spring sunshine, and dig into the latest from our Planning and Development Team.

Developing within the Te Pūtahi Ladies Mile Structure Plan area: what you need to know

As interest in development within the Te Pūtahi Ladies Mile Structure Plan area continues to grow, it’s important for landowners, developers, and consultants to understand the infrastructure delivery timelines and the implications for resource consent applications.

Infrastructure funding timeframes

Council funding for three waters infrastructure is allocated in the Long Term Plan (LTP) from Financial Year (FY) 2026/2027 through FY 2031/2032, with design and construction staged across potable water and wastewater services.
NZTA funding for State Highway 6 upgrades is also mapped to similar future delivery timeframes, with no immediate funding available for early works.

What this means for early development

Those considering development ahead of these scheduled infrastructure investments will need to consider:

Collaborating with other landowners to coordinate an early infrastructure delivery plan for the required three waters and transport upgrades.
Securing agreement from QLDC’s Property & Infrastructure team and NZTA on the proposed early infrastructure delivery plan.
Ensuring this agreement is in place with both organisations before lodging any resource consent applications¹.

Resource consent considerations

Until infrastructure is delivered under the Council and NZTA funding timeframes, it is highly likely QLDC will not look favourably on approving resource consent applications for subdivision or land use unless a coordinated early infrastructure delivery plan has been agreed to and included in the application at the time of lodgement. Ensuring this information is provided will enable an efficient resource consent process for developers as per requirements under the RMA, and to ensure development aligns with the Structure Plan’s intent and avoids piecemeal or unsupported growth and infrastructure development.

¹For any development works within the Te Pūtahi Ladies Mile Structure Plan area, including for bulk lot or subdivisions where there is no land use development proposed.

In-person resource consent hearings

Resource consent hearings for notified applications are held in person at QLDC. They are public meetings ensuring easy access for the public and media to attend. This also provides procedural fairness to all parties involved in the application (applicant and any submitters), audibility, and transcript accuracy.

While virtual and hybrid formats served a purpose during the COVID-19 pandemic, they also introduced persistent challenges; the inability for them to be truly a public meeting, poor sound quality and the inability for people in person and online to hear each other, unreliable recordings, connections, and inconsistent transcripts disrupted proceedings and caused frustration for applicants, submitters, and Hearing Commissioners alike. These challenges raised valid concerns about the integrity of the hearings process.

QLDC does not have the technology and facilities to provide online or hybrid resource consent hearings that are public meetings. The organisation of a hearing, including the facility and technology available for it, is controlled by QLDC not our Hearing Commissioners. Until a time when QLDC has both the reliable technology and facilities available to provide virtual or hybrid resource consent hearings, all notified resource consent hearings will be in person. This ensures the hearings are open, accessible and transparent for procedural fairness.

When working with our hearing administrators to confirm hearing dates please ensure the applicant, submitters and all experts supporting them are available to attend in person.

QLDC may hold virtual hearings for objections (relating to conditions or processing fees), as these hearings are not public meetings, only involve the applicant and QLDC, can typically be accommodated virtually because they are smaller.

Legislative update: RMA changes now in effect

The Resource Management (Consenting and Other System Changes) Amendment Act 2025 is now live, introducing targeted updates to how councils assess and manage resource consent applications. These changes aim to streamline processes, strengthen environmental safeguards, and improve compliance. There are also increases in Council powers for monitoring and enforcement under the Act.

Some changes came into effect immediately on 20 August 2025 when the legislation became law, and other changes will take effect from 20 October 2025.

What you need to do:

We encourage all planning and other professionals who prepare applications (agents), developers, and infrastructure partners to review the Amendment Act and consider how it may affect current and future applications.

As a Consent Authority QLDC is required to implement the changes and you will see changes to our processes as a result.

Our expectation is that professionals who prepare applications will upskill themselves on what the changes mean for their clients in terms of the process.

We will continue to communicate and work alongside agents and the wider industry on the changes to our processes to support a smooth transition and uphold best practice across the district.

Read the full legislation here

Check ownership details for smooth APAs

Before completing an Affected Party Approval (APA), make sure you’ve confirmed the ownership and occupier details of the property or properties involved. Getting this right up front is the key to ensuring approvals are valid, transparent, and legally robust, while avoiding unnecessary delays or disputes later in the planning process.

An APA is required not only from the current property owner or resident, but also from anyone who has signed a sale and purchase agreement for the potentially affected property or lot. This ensures every party with a legal interest has had their say.

Sometimes ownership isn’t straightforward. Properties may be held in a trust, which means additional signatures are needed. If someone is signing on behalf of a trust, they must clearly indicate they are doing so in that capacity.

Checking ownership early saves time, reduces the risk of invalid approvals, and helps keep the planning process fair and efficient.

Remember to complete an APA form and have the APA party sign the development plans and AEE. We require all APA’s indicated in an application to be provided at the time of lodgement otherwise we will process the application without being able to take them into consideration.

QLDC’s Customer Services team can provide ownership details:

• Queenstown: 03 441 0499
• Wānaka: 03 443 0024
• Email: services@qldc.govt.nz

Download an APA form here

Plan-stop: what it means for the district plan review

What is the Government's “Plan-Stop”?

In July 2025, Central Government announced changes to the RMA that place parameters around councils’ ability to continue reviewing district plans between now and the end of 2027. As part of the Resource Management (Consenting and Other System Changes) Amendment Act, the changes require councils to either pause or withdraw most plan changes or variations, i.e. those that have not yet reached the hearings stage.

This pause is part of Central Government’s transition to a new planning system, expected to fully take effect in 2027, as part of the phased overhaul of the resource management system.

The Amendment Act includes exemptions

Not all plan change work must stop. The “plan-stop” law includes certain automatic exemptions and provides a pathway to apply for discretionary exemptions.

Automatic Exemptions include private plan changes, streamlined planning processes; and some plan changes, including those related to natural hazards, Treaty settlement obligations, and call-ins for proposals of national significance.

Discretionary Exemptions may be granted by the Minister for the Environment but must meet specific criteria as a gateway to an exemption. The criteria includes that the plan change or variation must address matters such as drinking water infrastructure, unintentional plan issues, climate change responses, erosion, Treaty obligations, recommendations from the Environment Court, and other unspecified matters that the Minister for the Environment considers to be appropriate.

What does this mean for QLDC plan changes and variations?

Plan changes or variations that haven’t had hearings must be paused or withdrawn within 90 days of the law's enactment.

QLDC’s Planning Policy team is currently assessing which planning work qualifies for automatic exemptions, and which may be able to continue via a discretionary exemption. For the discretionary exemption pathway to be pursued, certain criteria must be met, and an application must be made to the Minister for the Environment, and the application may be granted in full or in part.

The Urban Intensification Variation will not be affected by Plan Stop.

Find out more

For more information visit the Ministry for the Environment page Understanding Plan Stop.

Te Tapuae Southern Corridor Structure Plan adopted

On Thursday 4 September, Council adopted the Structure Plan for Te Tapuae Southern Corridor; a 30-year roadmap to guide growth, infrastructure, and land use south of the Kawarau River, including Hanley’s Farm and Jack’s Point.

The Plan sets out where homes, shops, parks, and key services could be located and staged, aiming to ensure this spectacular part of the district remains a highly liveable place to live, work, play, and visit. It supports the potential development of approximately 9,300 homes, alongside three mixed-use commercial centres, new educational facilities, and expanded social infrastructure such as libraries, sports fields, and recreation areas.

Infrastructure planning includes staged upgrades to wastewater and stormwater systems, a dedicated water intake and treatment facility, and transport initiatives to reduce reliance on private vehicles, such as enhanced public transport and active travel options. The Plan also integrates Kāi Tahu and QEII Trust land values, with a strong emphasis on biodiversity, mauri (life essence), and sustainable management.

What happens next?

Council will now consider how to progress the structure plan through the District Plan to enable implementation. Options for this may involve applying for an exemption to commence variations or progressing through the standard plan change process under new “Plan Stop” legislation. Either way, infrastructure upgrades and development planning will begin without delay.

Any proposed changes will be publicly notified and include formal consultation, giving the community a chance to have their say.

Thank you for your feedback

A huge thank you to everyone who engaged with the draft Structure Plan during June and July. Your feedback helped shape the final version, with amendments made to zoning, local centre locations, protection of a valued landscape strip within Jack’s Point, and provision for industrial land and transport infrastructure.

Community input highlighted a shared aspiration for balanced, well-staged development that enhances quality of life while preserving the area’s unique character. There was strong support for timely, well-aligned infrastructure and thoughtful planning that reflects the needs of future generations.

Want to read the full Engagement Summary? Click here to explore the key themes and feedback received.

We’ll continue to share updates on Te Tapuae Southern Corridor in future editions of Planning Matters.

Tracking housing aspirations: Insights to inform future policy

The Urban Advisory has initiated a longitudinal research project mapping how New Zealanders choose their housing, and how those choices evolve over time. The study examines desired housing types, preferred ownership models, and the economic, regulatory, and cultural factors that enable or constrain those preferences.

Unlike one-off polls, this multiyear dataset will offer a rare, nuanced view of the gap between aspiration and reality in the housing market. For planners, policymakers, and development professionals, the findings are expected to sharpen understanding of emerging demand patterns and the systemic barriers that influence supply.

By building an evidence base grounded in lived experience, the project has the potential to inform everything from zoning frameworks and urban design guidelines to affordability policies, ultimately supporting housing strategies that better reflect community aspirations across the country.

More on the study can be found at N ew Zealand’s Housing Survey.

Dangerous and insanitary buildings policy 2025: submissions closed

Submissions on the draft Dangerous and Insanitary Buildings Policy 2025 have now closed, and recommendations will be made to Full Council in the new triennium to adopt the policy at a date to be confirmed.

This Policy is especially important for the Queenstown Lakes District, given our higher-risk environment, including earthquakes, steep terrain, and extreme weather events. It ensures buildings are structurally sound and do not pose health or safety risks to residents, visitors, or building users.

Key updates in the draft Policy included:

Clarification on managing dangerous or insanitary buildings during a declared state of emergency.
A new statement on how QLDC prioritises high-risk buildings for assessment.
Minor updates to references and wording corrections.
This review incorporates findings from a recent MBIE audit and ensures the Policy is fit-for-purpose for our district’s unique challenges.

Once adopted, the Policy will continue to guide QLDC in protecting the community and visitors from potential building hazards, ensuring resilience in the face of natural and structural risks.

For more information on the consultation, please visit the Draft Dangerous and Insanitary Buildings Policy 2025 Let’s Talk webpage .

Blue Green Networks: Planning with nature in mind

QLDC has released its draft Blue Green Network Plan, a bold vision to protect and enhance the parks, trails, and waterways that connect our communities and support our environment. It’s part of a growing movement across Aotearoa to design urban spaces that work with natural systems, not against them.

A Blue Green Network deliberately integrates blue elements (rivers, streams, wetlands, stormwater corridors) and green elements (parks, planting, ecological corridors) into a connected system that delivers environmental, cultural, and community benefits. These networks reduce flood risk, support biodiversity, improve liveability, and help neighbourhoods adapt to climate change.

For planners, developers, and designers, this approach means treating open spaces and waterways as core infrastructure, not just amenities. It calls for early collaboration between engineers, mana whenua, landscape architects, and community groups to ensure ecological and cultural outcomes are built in from the start.

The draft plan maps key blue, green, and community features across the district and outlines how we can use this resource to guide development, strengthen ecological resilience, and future-proof our neighbourhoods.

Have your say

This is the landscape you help shape, so speak up for the spaces that matter. Whether it’s a reserve you’ve helped design, a trail that connects your latest project, a stream needing protection, or a missing link in your neighbourhood’s open space network, your insights help strengthen the plan. Every piece of feedback adds clarity to how we integrate nature into urban growth, so let’s build this picture together.

Explore the plan, view local maps, and submit feedback at the Let’s Talk Blue Green Network Plan.

Roading spotlight: Keeping the district moving

This spring, we’re shining a light on the people, processes, and policy shifts shaping how we manage the road corridor across the district. Whether you're planning an event, lodging a CAR, or navigating new traffic management standards, these updates are essential reading for anyone working in the transport, development, or infrastructure space.

Hello from your road corridor team!

We're the Road Corridor Team, a small but mighty crew keeping things moving across the district.

Tony Francis

Our long-standing Road Corridor Engineer, with 25 years of experience at QLDC.

Lea Pooley

Joined in 2023 and brings fresh energy to the team.

Together, we manage everything that requires access to the road corridor, from sealing programmes and water connections to events, surveying, and more. If it involves a cone, a sign, or anything in between, it comes through us for assessment and approval. We process around 1,000 applications each year via our Submitica portal.

A key part of Lea’s role is conducting Temporary Traffic Management (TTM) and warranty inspections across the Queenstown Lakes District. These inspections help ensure reinstatement meets QLDC standards, not just at the time of completion, but again two years down the track.

What’s new?

We’ve recently updated our CAR system (RAMM Asset and Work Manager) to require completion photos from applicants. This helps us:

Confirm the final result of the job.

Identify and address defects at the time of completion.

Track any future reinstatement issues.

Defects logged in the system act as a hold; contractors must resolve them before the job enters its two-year warranty period. Council then revisits the site to confirm everything meets our standards.

A friendly reminder

The road corridor is the area between property boundaries on either side of the road. It includes the carriageway (the road itself), kerb, berm, and footpath.
All disruptive works within the road corridor require an approved CAR and TMP.
If you’re unsure whether your project needs one, just reach out, we’re happy to help!

Email us at: tmp@qldc.govt.nz

With events and infrastructure projects continuing to shape our district’s public spaces, we’re offering a reminder for organisers to plan early when applying for Temporary Road Closures (TRCs). Whether for community events, construction, or large-scale gatherings, TRCs require community consultation and careful consideration to balance activation with access.

Key steps in the process include:

Early submission, at least 3 months prior (6 months for events over 1000 people).
Community consultation and mitigation of concerns.
Submission of detailed documentation, including maps, waste plans, and Waka Kotahi approvals (if applicable).

For more information on temporary road closures visit our TRC webpage or take a look at the T RC factsheet.

Navigating NZTA's new funding rules: What RCAs and Industry need to know

The NZ Transport Agency Waka Kotahi (NZTA) has introduced new funding conditions that will significantly impact how Road Controlling Authorities (RCAs) and their partners manage temporary traffic management (TTM) and publish forward works programmes (FWP). These changes aim to improve safety, reduce disruption, and increase transparency, while delivering better value for money across the transport network.

What's changing?

Mandatory adoption of the New Zealand Guide to Temporary Traffic Management (NZGTTM).

All RCAs must have a clear plan in place by 20 December 2025 for applying NZGTTM to new contracts funded through the National Land Transport Fund (NLTF).

From 1 July 2026, all new contracts must comply.

By 1 July 2027, existing contracts must also be updated.

This marks a shift toward a risk-based approach that prioritises safety while allowing flexibility to manage site-specific risks.

Increased transparency in forward works planning.

RCAs will be required to progressively publish Council's full forward works programmes on the National Forward Works Viewer, with full rollout expected by 30 September 2027. This change is designed to improve coordination between agencies and utility operators, helping reduce unnecessary disruption to road users.

QLDC already meets this requirement, publishing sealed road renewals and minor improvements monthly via the National Forward Works Viewer.

How is QLDC responding to these changes?

We recognise these changes as both necessary and inevitable and are already taking steps to align with the new requirements in the following ways:

Joint workshops between QLDC’s Planning & Development and Property & Infrastructure teams to map out NZGTTM adoption.
Develop guidance to support industry adoption.
Forward works programmes for reseals, rehabilitation, and capital works are already being published (with further coordination needed with utility operators).
Reporting to NZTA has increased and will soon include metrics on NZGTTM uptake.

What does this mean for the industry?

For contractors, consultants, and utility operators, these changes signal a significant shift in expectations and compliance.

Adopting NZGTTM will require investment in training, updated processes, and potentially new equipment to meet risk-based standards.
Early adopters may benefit as RCAs embed NZGTTM across procurement, delivery, and enforcement.
Publishing forward works programmes will drive greater transparency and coordination - especially for utility operators, who will need to engage more proactively to avoid delays.
While these changes may introduce short-term complexity, they’re designed to deliver long-term benefits: safer worksites, fewer disruptions for road users, and more efficient use of public funds.

Benefits to industry include:

Right-sized TTM: The risk-based approach enables more efficient traffic management tailored to actual site conditions.
Clearer alignment with HSWA duties: NZGTTM supports better compliance with health and safety obligations under the Health and Safety at Work Act.
More room to innovate: The guide is principles-based, not a prescriptive rule book, allowing for smarter, site-specific solutions.
Capability uplift: Moving away from CoPTTM opens the door for industry-led training and competency development.
Better coordination: NZGTTM reinforces the need to consult, coordinate, and cooperate, especially across multi-party worksites.

QLDC will continue working closely with partners and the industry to support a smooth transition and champion best practice across the district.

An update on development timeframes

We're sharing our (now-regular) quarterly update on Engineering Acceptance (EA) and Subdivision 224c application timeframes showing averages from the past 12 months, designed to help you plan and manage current and upcoming work across the district.

What’s the data telling us?

June and July saw the highest and second-highest volumes of consenting-related Engineering Reports on record, reflecting continued strong growth in the region. Our Engineering Acceptance and Subdivision teams have been working hard to keep pace, with the EA team showing notable peaks in productivity through late 2024 and early 2025.

Meanwhile, analysis of Subdivision 224c performance over the past year shows ongoing pressure on timeframes. This reflects both the growing complexity and volume of subdivision activity in the district and reinforces the need for continued industry commitment to high-quality applications, backed by efficient regulatory systems.

We’ll keep sharing these updates to support transparency and help everyone stay ahead of the curve.

Please help us keep processing timeframes as low as possible by lodging complete and robust applications, and if in doubt, guidance on how to do this can be found on our application forms and checklists.

When we receive applications that are complete and have all condition requirements met, they should be processed in under twenty working days.

Kia ora and welcome to the spring edition of Planning Matters!