Our quarterly newsletter covering all things planning policy, resource consents and development engineering in the Queenstown Lakes District
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Kia ora and welcome to the winter edition of
Planning Matters!
As the peaks of our district get their first dusting of snow, many of us are dusting off the ski gear in anticipation for what is hopefully a wonderful winter to come. This year, the excitement is amplified with Cardrona Alpine Resort unveiling 150 hectares of new terrain in the Soho Basin—so let's hope for great conditions for those heading up the hills in the coming months.
The change of season and shorter days usually brings a slight change of pace to development in our busy district, but consent application numbers remain strong. Financial year to date, we’re tracking around 20% higher than last year. As always, any slowdowns or spikes tend to be market driven, but the steady demand highlights ongoing growth and interest across the district.
Development of Te Tapuae Southern Corridor just south of Kawarau River and around Hanley's Farm and Jack's Point continues, and in this issue, the project management team from Woolbrae share their insights on collaborating with our team here at QLDC. It’s a great example of how a shared solution-focused mindset from all parties can drive a project forward. And while on the subject of Te Tapuae Southern Corridor, read on for a story about how we plan to manage growth and guide development in the area as part of our draft Structure Plan.
Preparation for the much-anticipated UIV hearings is also underway. This District Plan variation has unsurprisingly garnered a lot of public interest, with well over a thousand submissions received. The hearings are scheduled for the end of July and will continue through August this year. If you made a submission and expressed an interest at speaking at a hearing, please ensure you’re well prepared to speak on the day by following the guidance covered in this issue.
You’ll also find some top tips on preparing resource consent applications, along with some introductions of new faces to our teams, and insights into infrastructure standards and development contributions.
So, grab a warm drink, settle in, and read on to stay informed of all the latest P&D news from us here at QLDC.
Urban Intensification Variation hearings approaching
Urban Intensification Variation (UIV) hearings are scheduled to commence on Monday, 28 July 2025, at the Arrowtown Athenaeum Hall, with subsequent sessions in Queenstown and Wānaka throughout August. This hearing and the topic in general have attracted significant public interest, with over 1,250 submissions received on the matter, reflecting the community's engagement with the proposed changes.
If you submitted feedback and indicated a desire to speak at a hearing, it's essential to prepare well to ensure your voice is effectively heard.
For more details on the hearing process and to access relevant documents, visit the QLDC Urban Intensification Variation page, or for a reminder of the variation and what it could mean for the district, check out our UIV fact sheet or Summary Storymap.
QLDC's evidence and response to submissions received (the s42A Reports) are now also available on the website.
A Plan to ensure Te Tapuae Southern Corridor grows well
We’ve been working to create a draft Structure Plan for Te Tapuae Southern Corridor and the land that sits south of Kawarau River, and later this month we expect to share it with the public for your views on what we’ve got right, what we may have missed, or what we need to consider changing in the plan.
A Structure Plan is a 30-year roadmap to guide how the area grows — from where homes, shops, and parks go, to how people get around and where key services are placed and staged.
Te Tapuae Southern Corridor is already growing quicky, and while development has been taking place here for many years now, it has increased significantly in the last five. In this short time, population in the area has grown by 260% to 3,840 residents!
This growth will continue regardless of whether we have a plan in place to manage it appropriately. As a result, it’s essential we consider the entire corridor to make sure we achieve the best outcomes for our existing and future community.
That’s why it’s critical we prepare for the future and ensure this location is developed in a way that meets the needs of the whole community, all while protecting what makes this place special.
What do you think is needed in Te Tapuae Southern Corridor?
From Monday 16 June, we’ll be looking for your feedback on our proposed steps to address a range of challenges and opportunities in the area, including:
- Better transport options
- More housing choice
- Three waters infrastructure
- Stronger community facilities
- Shops and local business opportunities
Get involved now and help plan for what's next. Check out the draft Structure Plan for Te Tapuae Southern Corridor next week and have your say at https://letstalk.qldc.govt.nz/te-tapuae-southern-corridor.
Notable reduction in application errors
We’ve seen a significant improvement in the quality of applications we’re receiving since implementing recent changes to our resource consent lodgement process. Previously, only about 5–7% of applications were uploaded to the portal correctly. Now, over 70% meet our requirements on the first attempt; a remarkable improvement that helps us move applications through to be processed more efficiently and so serving our community better. Thanks to all who have taken the time to submit applications in line with our requirements.
Here’s a reminder of the changes made back in March:
- All applications are now directed through QLDC’s online Community Portal.
- Applicants can no longer make payment before lodging an application. Instead, an invoice for the initial fee will be issued once an application has been received (typically within 1-2 business days). Payments must only be made on receipt of this invoice.
- Payment correctly listing the application reference must be received before an application can progress further.
Despite substantial gains in application quality, approximately 29% of applications still aren’t able to reach a planner for processing.
This is usually for one or more of the following reasons:
- Incorrectly named files
- Bulk submissions that need to be split into separate files
- Missing or incorrect applicant details
- Missing Record of Title
- Missing or incorrect application form (Form 9)
To help applicants and their agents, our Resource Consents page contains detailed guidelines on how to complete and lodge and application.
Making sure all required information is correctly submitted helps us process applications more efficiently and reduces delays.
Top tips from the consent team
Our resource consent team have come up with three top tips to consider when submitting a consent application (in addition to lodging the application correctly or course!)
Landscape Assessments for Rural Zoning
If you submit an application for resource consent in a rural zone, a Landscape Assessment (LA) is usually required as part of the application. We recommend engaging with a reputable Landscape Architect to prepare this. It’s best to speak to them at the beginning of a development project (ideally before the design phase). This allows for the landscape requirements of the PDP to help inform the design, rather than trying to retrofit a LA to an existing design. The PDP manages landscapes through strategic direction in Chapter 3, detailed management in Chapter 6, and specific rules in Chapter 21 for protecting rural and Priority Areas.
Liability of payment
When submitting a resource consent application using Form 9, remember that by signing and lodging this application form you are acknowledging that the details in the invoicing section are responsible for payment of invoices and in addition will be liable to pay all costs and expenses of debt recovery and/or legal costs incurred by QLDC related to the enforcement of any debt.
Consider telecoms for subdivisions
With Chorus retiring their copper networks, it’s important to think ahead when considering telecommunications with subdivision s224c applications. Make sure the AEE clearly explains how the new site will be connected to the Chorus network and include a letter from the provider or a coverage map to show that the service is available. Remember to also include a Land Transfer Plan and subdivision consent documentation when contacting Chorus for a clearance certificate in support of the s224c subdivision completion certificate.
Getting to know some new faces of the Resource Consent Team
Rae-Anne Kurucz
Principal Planner
We’re pleased to announce the return of Rae-Anne Kurucz to Queenstown Lakes District Council (QLDC) as Principal Planner – Resource Consents. With over two decades of experience in local and central government planning, Rae-Anne brings a wealth of knowledge and leadership to the Planning & Development team. Originally from Vancouver, Canada, her career includes significant roles across the South Island, notably an 11-year tenure at Christchurch City Council. Her expertise encompasses infrastructure planning, transportation, designations, and integrated land use and spatial planning. In her new role at QLDC, Rae-Anne will oversee resource consent appeals and champion best practices within the consenting processes. Her extensive background includes significant involvement in resource management reform at the central government level, which perfectly places Rae-Anne to guide the team through upcoming legislative changes.
The Resource Consent Principal Planner is a senior leader providing internal expert guidance on complex planning matters and ensuring that resource consent processes align with legislative requirements and best practices. This is an inward facing role, and encompasses oversight of resource consent related appeals, implementing process changes and mentorship of planning staff.
Natasha Brown
Team Leader
Natasha returns to the South Island from Northland, where she was the Team Leader of Resource Consents at Whangārei District Council. Originally from Canterbury, she previously worked at Selwyn District Council—first in the Strategy & Policy Planning team, and later in the Resource Consents team—before becoming involved in the Christchurch rebuild as a consultant.
While in the north, Natasha progressed through senior leadership roles at both Kaipara and Whangārei District Councils. QLDC is fortunate to benefit from Natasha’s self-described status as “a Council junkie,” her family’s desire to return south, and the wealth of experience she brings from both the public and private sectors.
Jeff Fuller
Senior Planner
Jeff Fuller joins QLDC with extensive industry experience, having previously worked with Terra Consultants in Hamilton. After several years in the private sector, Jeff was drawn to this role at QLDC for the opportunity to work at the forefront of the district’s unique planning challenges and to be engaged with our deeply involved community. His background includes cross-disciplinary collaboration with engineers, surveyors, and architects, fostering a pragmatic and solution-focused approach to planning (within the RMA requirements). Jeff is enthusiastic about applying his diverse experience in the private sector to serve the Queenstown Lakes District.
Innovative earthworks and collaborative planning shape Woolbrae development
At Queenstown Lakes District Council (QLDC), we’re proud to work alongside developers, consultants, and contractors who share our commitment to quality, innovation, and community outcomes.
We’re pleased to share a contribution to Planning Matters from James Price, Senior Project Manager at TSA Riley, looking back on their collaborative journey with QLDC in the early stages of Woolbrae Development. James offers valuable insights into how early engagement, open communication, and a willingness to explore innovative methods have helped unlock meaningful progress on a complex site.
This project stands out as a strong example of what’s possible when all parties bring a proactive and solutions-focused mindset to the table.
Thank you, Warren: A decade of dedication and leadership
In April we bid farewell to Warren Vermaas after nearly a decade of dedicated service at QLDC.
Warren’s departure marks the end of a significant chapter, not only for our team but for the wider Queenstown Lakes community. Over the past ten years, he has played a vital role in the district’s development journey.
“Over the past decade, we’ve witnessed extraordinary growth across the district, and Warren has been right at the excavation-face of that transformation. Through his technical expertise, pragmatism, and steady commitment, Warren has played a key role in lifting the quality and consistency of the local development industry and our team. Many of the neighbourhoods coming to life around us today — and those yet to come — carry his imprint. I’m sure his work will continue to benefit our communities for many years to come.”
— Hayden Bed, Manager Development Engineering
Welcome to Ash Edwards
We’re delighted to have Ash Edwards stepping into Warren’s shoes as Infrastructure Compliance Supervisor (LDE Inspector).
Ash brings with him close to a decade of hands-on experience in civil construction and project engineering. Over the years, he’s played a key role in delivering a wide range of projects across Aotearoa — from vital flood recovery works to major urban upgrades right here in Queenstown.
Known for his collaborative style, ability to remain calm under pressure, and people-first approach, Ash is a natural fit for the Development Engineering team. He leads with integrity, brings a practical lens to problem-solving, and knows how to get things built to spec. Those who’ve worked with Ash before can attest to his strong work ethic and his focus on building positive, productive relationships.
Ash has recently returned to Queenstown, following a two-year stint in the capital, to be closer to friends and whānau. He’s looking forward to reconnecting with the region and contributing to the mahi ahead.
Development Contribution charge increases and policy updates for 2025/2026
Queenstown Lakes District Council (QLDC) has released an updated Development Contributions Policy for the 2025/2026 year. Coming into effect Tuesday 1 July 2025, changes in the policy reflect the district’s continued rapid growth and the need to fund infrastructure expansion in a fair way.
Responding to growth
Queenstown Lakes District has long been one of Aotearoa New Zealand’s fastest-growing areas in terms of population, tourism, development, and economic activity, but this growth continues to place increasing pressure on core infrastructure and services. To ensure the financial burden of this expansion is distributed fairly, QLDC’s updated policy maintains the requirement of developers to contribute proportionately through development contributions (DCs).
Under the Local Government Act 2002 (LGA), development contributions are used to fund capital expenditure needed to support growth. QLDC maintains that DCs are the most appropriate tool to ensure those generating demand for infrastructure bear the associated costs, rather than shifting these costs to the wider ratepayer base.
Key updates in the 2025/2026 Policy
This year’s policy update is solely an adjustment for inflation of the underlying development contributions. This is in line with the Producer Price Index (PPI) for construction, ensuring cost relevance as permitted by the LGA 2002.
Supporting Council’s strategic vision
The updated DC policy aligns with QLDC’s Vision Beyond 2050 — supporting outcomes such as accessible housing, resilient infrastructure, and sustainable economic growth. By ensuring new developments contribute their fair share to essential services like water, wastewater, stormwater, roads, reserves, and community infrastructure, the policy helps ensure Queenstown Lakes District can grow well and remain an enjoyable place to live.
More information
For the full updated policy, visit: QLDC Annual Plans
Navigating infrastructure standards in land development and subdivision
Are you in the process of consenting both building and land development and unsure which standards apply to infrastructure?
When developing land or undertaking subdivision infrastructure projects, it's essential to understand the interplay between the Building Act and QLDC's Code of Practice (CoP).
Building Act
sets the foundational
legal requirements
for building work
CoP
provides detailed guidance on specific local environmental and infrastructure requirements
If your resource consent includes conditions that reference the CoP, these requirements will take precedence over the Building Act (where they are more stringent). This is because the CoP addresses local environmental and infrastructure considerations and will often stipulate higher standards than the Building Act.
This approach ensures that developments not only comply with national legislation but also align with local objectives for sustainable and resilient infrastructure. By adhering to the CoP, developers contribute to the long-term well-being of our communities and natural environments.
For comprehensive guidance, refer to the latest version of the Code of Practice.
We want your feedback on our development engineering services
Have you recently worked with us on an engineering acceptance review, subdivision 224c, or another project-related service? We’d love to hear about your experience!
Please take two minutes to complete our quick satisfaction survey. Your feedback helps QLDC’s Development Engineering team understand what’s working well and where we can improve to better meet your expectations.
Click below to give your feedback.
An update on development timeframes
We're sharing our (now-regular) quarterly update on engineering acceptance and subdivision 224c applications timeframes to help you plan and manage any current and future work.
We're seeing Engineering reporting (consents) volumes reaching the second highest level in the past five years. This uptick in workload has been matched by an increase in complexity, particularly in the engineering acceptance phase, where applications often sit on hold as agents work to provide further information.
Despite these challenges, the introduction of Council’s Streamlined process has led to a positive shift. Timeframes for consents while off hold with QLDC have significantly improved, with 66% now being processed in under 20 days; a notable achievement.
Subdivision timeframes have remained steady throughout the year. While there's always a goal to shorten these further, it’s worth celebrating the consistency, especially given the team’s substantial effort. In fact, between July 2024 and May 2025, their hard work has contributed to the creation of over 1,200 new lots, many of which were part of large, complex developments that demanded long hours and expertise.
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.
