Kia ora, hello, and welcome to the second issue of Planning Matters – Queenstown Lakes District Council’s (QLDC) quarterly newsletter covering the latest in resource consenting, development engineering, and district planning!

While we’re already in February and 2025 feels like it’s positively racing by, I’d like to wish all our readers a happy new year, and to acknowledge the many new subscribers that are keen to stay in the loop with our Planning & Development teams.

In this issue, we dive into Special Zones and some of the final chapters of our District Plan to be reviewed and brought into the Proposed District Plan (PDP). We also have exciting news about Te Pūtahi Ladies Mile Variation (now approved) and how it will pave the way for much-needed housing development in the Queenstown Lakes.

Additionally, you’ll find details on upcoming changes to how resource consent applications will need to be paid for and submitted in the near future, an introduction to central government’s new Fast-Track Approval Act, and some guidance on “Within Scope” and “Given Effect” applications.

To finish things off, we’ve also detailed a new engineering acceptance streamlining process, provided an update on subdivision 224 and engineering acceptance timeframes, and outlined our 3-step guide to construction monitoring.

We’re always looking for ways to improve the way we do things. If you have any suggestions or comments on how we can make Planning Matters more relevant or provide more value to you, please get in touch at letstalk@qldc.govt.nz and share your thoughts. And a big thank you to our readers who responded with ideas and feedback following our first edition last October!

Dave Wallace
QLDC Planning & Development General Manager 

Review of special zones

We’re reviewing Special Zones this year as part of our as part of our District Plan review process.

What are Special Zones?

A Special Zone refers to a designated area where specific land use and development rules apply, which differ from those in other zones within the district. There are various reasons why land may have been categorised as a Special Zone — typically because it could not be managed under any of the frameworks established for other zones at the time, or because there were multiple areas within the zone requiring different activity uses or development densities.

Why are we reviewing them?

These Special Zones are required to be reviewed as part of our rolling review of the District Plan. They’re some of the last parts of the Operative District Plan to be reviewed and will be incorporated into the PDP once this is complete.

The review also means we may be able to incorporate some of these Special Zones into existing zoning frameworks within the PDP (like Low/Medium Density Suburban Residential, Business Mixed Use, etc), actioning National Planning Standards direction to standardize and simplify our planning provisions.

Please note: Special Zone status will be maintained for areas if they:

• Are significant to the district, region, or country.
• Are impractical to manage under another zone.
• Are impractical to manage through a combination of spatial layers.

What locations will be reviewed?

What the review means for you

If your property is located in a Special Zone it may be rezoned as part of this review in accordance with directives from central government, which may impact the activities you can undertake on your property. We’d encourage everyone to engage in the review process once it begins to ensure your views are heard.

We will share more information about the review and notify the public of any proposed changes using a range of different channels to ensure as many people as possible are aware and able to get involved in the submission process.

You can also discuss the proposed changes once they're released with one of our Policy Planners by emailing pdpenquiries@qldc.govt.nz or calling 03 441 0499 (Queenstown) or 03 443 0024 (Wānaka). 

How can I have my say?

You'll be able to provide feedback on any of the proposed changes by making a formal submission, and if you wish, by speaking to your submission at a hearing. An independent hearings panel will then make a recommendation on the proposed changes.

Where can I learn more?

More information on the Special Zone review will be shared in the near future. In the meantime, click here to learn more about the District Plan review.

Te Pūtahi Ladies Mile Variation approved by Minister

If you missed the news in late November last year, Te Pūtahi Ladies Mile streamlined planning process Variation was approved by Minister for the Environment, Penny Simmonds, meaning the area will be able to provide for future housing demand in the Queenstown Lakes and enable approximately 2,400 new residential units at higher densities.

Considered operative from Friday 6 December 2024 and now forming part of QLDC’s Proposed District Plan, the new Zone requires a minimum density of 40 units per net hectare (for medium and higher density) over the Zone, meaning the area will require higher density development than other zones in the Queenstown Lakes District to ensure efficient use of the land.

The Zone will also provide a range of open spaces and community facilities, support commercial activities through a new commercial centre, and focus on providing active travel and public transport infrastructure to support a significant shift in how people get around the Whakatipu Basin.

Resource consents are required for all development and can only be approved once the required infrastructure is available.

The Variation includes provisions to ensure development in the area is integrated with transport infrastructure, from elements like upgraded and signalised intersections, bus lanes, and active travel links to provide public transport and safe cycling and pedestrians options to ensure future housing in the area can be effectively serviced by the infrastructure available.

Work now shifts to ensuring development in the area meets the purpose and requirements of the Zone.

Te Pūtahi Ladies Mile Zone and its associated provisions can be viewed in QLDC’s PDP ePlan, found at https://districtplan.qldc.govt.nz/proposed.

Changes to the resource consent application process

What's changing?

Applicants must not make any payment before lodging an application using QLDC’s online Community Portal.

Instead, an invoice for the initial fee will be issued once an application has been received (typically within 1-2 business days).

Payment correctly listing the application reference must be received before an application can progress further.   

Payments must only be made on receipt of an invoice. 

We will only be receiving and progressing applications: 

Why are we making these changes?

These changes are part of our ongoing efforts to enhance the quality of applications and streamline the overall application process. 

The changes will lead to: 

• A reduction in the time an application is with Council prior to being accepted for processing by eliminating council staff time spent fixing application errors, chasing information, re-naming files and bringing substandard applications up to the required standard for allocation and processing.   
• A reduction in inefficiencies and delays during the initial stage of application processing. 

Make sure you get your application right first time to avoid any rejections and delays. Further details of the application process can be found on our website.

Changes to our resource consent and subdivision webpages

We’d love to hear what you think of the changes and any suggestions you might have for further improvement. Share your thoughts by email at letstalk@qldc.govt.nz.

Guidance on “Within Scope” and "Given Effect” applications  

We’re receiving more applications for within scope and given effect resource consents, so we thought it timely to include information on these and what we need from applicants when making these applications. 

Given effect applications:  

Given effect means that a consent has been exercised/implemented, and therefore the lapse date on the consent no longer applies. The consent can be utilised until it’s duration expiry date; or forever if it is a District Council land use consent and has no duration expiry date.  

We will assess and determine whether the consent has been given effect to, or whether it has lapsed, based on the evidence provided in the application.

Given effect applications must provide:  

• An assessment explaining what development/activity the consent authorised.  

• How much of that development has been exercised/implemented (particularly those parts of the development/activity that required resource consent). 

• Which consent conditions have been satisfied, which consent conditions remain outstanding and/or are ongoing, and how the consent holder will ensure ongoing compliance with the conditions. 

Within scope applications: 

Changes to a development or activity may fall within scope of an approved resource consent and may not require a formal variation to the approved consent, or a new consent. Typically, changes that fall within scope are small insignificant changes, or potentially changes that do not trigger RMA requirements.  

The following needs to be included when preparing a within scope application: 

• What the approved consent authorised – i.e., what was applied for within the AEE and supporting documentation that was subsequently approved (including the approved plans), and the consent triggers, as this establishes the scope of the consent. 

• What are the changes proposed? Note any changes that do not trigger RMA requirements and why. 

• Any affected party approvals that formed part of the consented development.

• Are there changes to the extent of non-compliance with the District Plan rules? 

• Provide an assessment to show how the adverse effects resulting from the changes will be similar in nature to those consented and no greater in magnitude. 

• How the changes will not conflict with the conditions of consent, detailing how the conditions can continue to be implemented as imposed. 

Other requirements for both applications: 

• Fully completed application form. 

• The applicant must provide accurate and up-to-date information. 

• Refer to the subject site and the consented decision (application reference number including underlying consents where applicable) in your application.  

• Any applications for consent or variations to consent made relating to the subject site.

• Like all applications to the Consent Authority, the onus is on the applicant to provide the evidence within the application that the consent has been given effect or is within scope. It is not Council’s role to assist the applicant in proving this.  

Application forms:  

Both application forms can be found on our website under the Other Relevant Forms subheading.    

Fees and charges:

Charges for processing resource consents and related activities have been set by Queenstown Lakes District Council in accordance with Section 36(1) of the Resource Management Act 1991 (RMA) and Section 150 of the Local Government Act. Council’s fees and charges schedule outlines the hourly rates and initial fees payable upon lodging an application, effective from 1 July annually. “Given effect” and “within scope” applications don’t require an initial fee to be paid and instead are charged hourly at the rate associated with the processing planner and decision maker.   

The new Fast-Track Approvals Act 2024

The Fast-Track Approvals Act (FTAA) came into force on Monday 23 December 2024 and establishes a permanent fast-track approvals regime for infrastructure and development projects of national and regional significance.

How are applications processed?

Specific projects have been identified in the FTTA (listed in schedule 2) that can bypass the referral process and jump to what’s known as the substantive process; applying directly to the Environmental Protection Authority (EPA) for consideration by an expert panel.

Other parties seeking to utilise the FTAA process must first go through the referral process (via the EPA), before they then pass through to the substantive process once pre-approved.

Who administers the process?

The EPA handles both the referral and substantive approval processes. More information is available on the Ministry for the Environment and EPA websites.

What is Council's role?

Council acts as an affected party for both the substantive and referral process with no decision-making role. 

How to consult with Council

The FTAA requires that applicants consult with Council during both the referral and substantive application process. Under the legislation Council can recover all fair and reasonable costs of its consultation with applicants, (including that of any consultants used to assist). The EPA are responsible for making all decisions on who should be consulted under the FTAA including any decisions to consult with the wider community.

To instigate consultation with Council, applicants must submit a consultation application form and associated consultation document (downloadable on our website) using Council’s online portal, along with the following: 

• A detailed proposal description, including plans and location.
• A list of relevant resource consents (approved, declined, lapsed, withdrawn, or pending). 
• A list of required permits or licenses that may be required from Council.
• A list of resource consent requirements that the proposed development triggers under Councils Proposed District Plan, including if the land is within an Outstanding Natural Landscape (ONL) area.
• Plans for servicing the development (water, wastewater, stormwater, transport).
• Any assets proposed to be vested in QLDC.
• Reserve provision or impacts on existing reserves.
• Any landowner agreements (e.g., DoC, LINZ, QLDC).
• Any costs to ratepayers that will result from the proposed development.
• Known natural hazards and management plans.
• Timeline for submission of your application to the EPA.
• Other consultations with agencies, iwi, or landowners.

It is important for potential applicants to specify precisely what matters they wish to consult on.

Once submitted, the request will be acknowledged and assigned a council reference number i.e. FTRC (for consultation for the referral process) or FTSC (for consultation for the substantive application process). Information kept by Council under these references is not publicly viewable unless disclosed under the Local Government Official Information and Meetings Act (LGOIMA).

Council staff will review the information and schedule a consultation meeting based on availability and the applicant's timeframe for submitting their application to the EPA.

Typically, representatives from all relevant departments will be present at consultation meetings. 

Following consultation meetings, Council will provide written comments with a focus on relevant areas (e.g. spatial planning, infrastructure, District Plan and reserves). 

NOTE: Council does not assess or decide on the application, but instead provides factual feedback on any impacts (positive, negative or neutral)

For more information on Fast Track Approval Act consultation, visit our website.

Streamlining engineering acceptance applications

Great news!  In response to industry feedback, we're launching an Engineering Acceptance (EA) streamlining process; meaning complete applications for subdivisions of four lots or fewer, with no deviations from the Code of Practice (CoP), could now qualify for an expedited EA process.

Introducing the leaders driving QLDC's Development Engineering team

Infrastructure construction monitoring: 3 steps to success

Are you unsure on QLDC’s expectations for monitoring and certifying infrastructure construction in our region? Here’s our 3-step guide to how we monitor your infrastructure construction project from design phase to completion.

An update on development timeframes

We’re committed to providing an efficient and timely service when processing engineering acceptance and subdivision 224c applications. However, we understand that predicting the processing times of these applications can create challenges when planning a project, so we’re sharing the latest projections on development timeframes to help you plan and manage any current and future work.

EA and Subdivision applications numbers remained relatively steady between July 2024 and December 2024. And in the lead up to Christmas and the holiday period, both our EA and Subdivision teams put aside some time to work with the industry to resolve older applications. Together, application numbers and this pre-festive season focus mean rolling averages for development timeframes have expanded out slightly from our last Planning Matters newsletter in September.

But that’s not the only thing affecting timeframes! Our processing engineers and officers have also noticed a noticeable drop in application quality over the last few months.

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.

In the Resource Consent engineering reporting team, three of the last six months in 2024 saw record high numbers for requests (409 requests to December 2024).

Looking ahead, we expect this significant consenting workload is likely to flow through into our EA and subdivision teams, which may put pressure on resourcing and timeframes in the future.   

We hope this information helps you understand how development applications are currently tracking and makes it easier to plan your projects accordingly.