The Queenstown Lakes District Council has again delayed making a decision on the siting of Wanaka's proposed sports centre facilities. Marjorie Cook looks at the "greenfield" options being examined by the council.
A small group of private landowners must agree to part with land for a "greenfields" site for Wanaka's proposed indoor sports stadium, creating a multimillion-dollar hurdle for negotiators as debate over a suitable site continues into its fifth year.
Queenstown Lakes District Council community services manager Paul Wilson was this week directed to continue assessing five "greenfields" options, with the goal of narrowing the choice to one.
Mr Wilson has not been given a timeframe to complete his investigation but Wanaka Community Board chairman Lyal Cocks said he thought it might take about two months.
Mr Wilson will also start work on an outline plan for the town's new sports facilities, which until last week seemed destined for the showgrounds and camp reserve in the middle of town.
The stadium budget is $10.6 million, but Mr Wilson has reported it could cost more, especially if other sports facilities are co-located with it.
By the council's valuations, the land could cost between $1.2 million and $5.25 million but the council already owns land where the stadium could go.
Ratepayers may not be able to or want to afford the land and vendors may not be willing, Mr Wilson said.
The showgrounds and camp site could have got the council tick on March 2 had Mayor Clive Geddes got his way.
But Wanaka Community Board chairman Lyal Cocks gained enough support to continue investigating land in the "triangle" between Ballantyne and Riverbank Rds and State Highway 84 (also known as the Wanaka-Luggate Highway).
One landowner in the "triangle"- Willowridge Developments Ltd - has to make development contributions under its Three Parks project.
Willowridge director Allan Dippie said this week he had been invited to meet the Queenstown Lakes District Council "to see if there is some future parks and reserve land within Three Parks that Willowridge could make available and if such, would this be an option worth consideration".
"I think this is because as part of Three Parks, there will be a lot of green space, parks and reserves vested in council ownership by Willowridge at no cost to the council for the land.
"A greenfields site in this area may also be good in terms of location, as the township grows in this direction (east towards the Cardrona River) and it may offer other benefits in terms of being able to cater for expected growth and development in the medium term and therefore be more future proofed, in terms of establishing all the facilities together.
"I understand there are benefits in co-establishing such facilities in terms of operation costs, etc," Mr Dippie said.
Another landowner in the "triangle", Sue Robertson, lives at 110 Wanaka-Luggate Highway.
Last week she said she was "not at all" keen to part with her land.
She declined further comment.
Similarly, Roger Moseby, who lives at 124 Wanaka-Luggate Highway, has also declined to comment on whether he was willing to negotiate.
Mr Moseby believed it was up to the council to make a decision and he had no particular preference for where the sports facilities should go.
"We will take it in our stride.
"I guess it will be a slow process," Mr Moseby said.
William Haig and Neil Matchett are the directors of Ballantyne Investments Ltd, which owns another block of land under investigation.
Neither could be contacted by the Otago Daily Times.
Last Friday, Cr Cocks said while public support was moving away from the showgrounds to the "triangle", many did not have a good understanding of the "triangle" options.
A working party in 2008 had said a greenfields site would be a good second option, without specifying which one.
A Sport and Recreation New Zealand and New Zealand Recreation Association peer review last year recommended combining land at 110-124 Wanaka-Luggate Highway and Three Parks, with the showgrounds as "a good back-up that would still be a sound option".
Cr Cocks said it was "regrettable" the working party was not asked to do a detailed technical analysis of the "triangle" sites and compare them with the showgrounds site.
"That is a lesson learned.
"We could have handled the process better.
"But it is a big step when you are talking about the use of public money," he said.
Mr Wilson report last week was a followup to the working party's investigation.
"He's brought it all together quite well but there is still no clear-cut alternative", Cr Cocks said.
Because the public now seemed to favour a greenfields site and Lismore Park seemed to have too many constraints, it was time to identify the preferred "triangle" site and find out if it could be obtained at an acceptable price, Cr Cocks saidHe said he supported opening negotiations to buy 6ha from the owners of 110 and 124 Luggate-Wanaka Highway, which could then be combined with Willowridge land to provide the required 12ha.
What Cr Cocks likes about this idea - although he acknowledges the landowners may say no - is it has been earmarked in the Wanaka Structure Plan for a zone change from rural general to medium/high density residential zone, with a visitor accommodation overlay.
It is also at the entrance to Wanaka township (access would be opposite the Mt Iron walking track), and would link well with the Three Parks proposal.
Because it is freehold land and not a designated reserve like the showgrounds or Lismore Park, it would not require a management plan.
This would mean the land could accommodate a mixture of other uses.
Cr Cocks said said he did not think land prices in the "triangle" should reach new premiums.
The zoning set the valuation, he said.
"If people hang out for too much, then we can't afford it . . .
"At the end of the day, if it is still totally unaffordable, there is still the showgrounds . . .
"But I have had very clear feedback in the last week the triangle area is favoured," Cr Cocks said.
Greenfields options
Wanaka's greenfields options for a sports stadium.
110-124 Luggate-Wanaka Highway/Three Parks.
Owners: Sue Robertson (No 110)/Roger Moseby and Marilyn Gordon (No 124); Willowridge Developments Ltd.
Zoning: rural general; identified in Wanaka structure plan as future medium/high-density residential with visitor accommodation overlay.
Estimated cost: between $1.9 million and $2.68 million.
Availability: subject to willing vendor and designation; may be six to 12 months. But additional land would need to be sought through Three Parks and it would be subject to further subdivision and planning processes, so could take longer.
Access: State Highway 84. Future access through Three Parks.
Distance from schools/travel time: 2.2km/6min.
Issues: land supports residential homes.
33 Ballantyne Rd.
Owners: Ballantyne Investments Ltd (associated with William and Catherine Haig, of Christchurch, Neil Matchett, of Wanaka, and Mark O'Reilly, of Christchurch).
Zoning: rural general; identified in Wanaka structure plan for future medium/high-density residential.
Estimated cost: $2.28 million for 12ha (2008 valuation for entire 36ha lot $7 million).
Availability: subject to willing vendor and subdivision; may be six to 12 months.
Access: Ballantyne Rd. Potential future access from State Highway 84 and through Three Parks.
Distance from schools/travel time: 1.9km/9min.
Issues: undulating; requires extensive earthworks. Former tannery site. Listed on Otago Regional Council hazards register as potentially contaminated. Potential loss of future residential zoning.
Ballantyne Rd oxidation ponds/Three Parks.
Owners: Queenstown Lakes District Council/Willowridge Developments.
Zoning: northeast end of oxidation ponds recently rezoned for yard-based industrial use. The Three Parks land has low-density residential zone.
Estimated cost: $5.25 million for 12ha (2008 valuation for council's 20ha lot $8.95 million; excludes value of Three Parks land).
Availability: likely to be complicated by offer-back procedures under Public Works Act and other planning issues. Could take two years.
Access: Ballantyne and Riverbank Rds. Potential future access from State Highway 84.
Distance from schools/travel time: 3.7km/12min.
Issues: council portion compulsorily required and may be subject to offer back provisions. Requires change in strategy outlined in the Wanaka structure plan.
Lot 3 Ballantyne Rd at rear of oxidation ponds/Three Parks.
Owners: Queenstown Lakes District Council/Willowridge Developments (associated with Allan Dippie).
Zoning: rural general. Not identified in Wanaka structure plan for any change of use but is shown as outside the inner growth boundary.
Estimated cost: $1.23 million for 12ha.
Availability: subject to willing vendor and subdivision; may be six to 12 months.
Access: from Riverbank and Ballantyne Rds. Future access through Three Parks.
Distance from schools/travel time: 3.8km/13min.
Issues: may compromise status and function of Riverbank Rd. Limited cycle and pedestrian ways could result in high vehicle numbers. (b) The recreation reserve sites
Lismore Park.
Owners: Queenstown Lakes District Council.
Zoning: rural general designated for recreation reserve.
Availability: subject to reserve management plan and designation process; at least 12 months.
Access: Lismore St and Plantation Rd.
Distance from schools/travel time: 1km/3min.
Issues: limited capacity to absorb development. Traffic would impact on residential neighbourhoods. Management plan requires park be preserved as open space. Contour and soils require large-scale modification for sports fields that would not be practical or cost-effective. Would need to review management plan and designation, presenting considerable planning challenges.
Showgrounds/camping ground.
Owners: Queenstown Lakes District Council.
Zoning: rural general designated for recreation reserve.
Availability: subject to reserve management plan and designation; at least 12 months.
Access: Brownston, Ardmore and McDougall Sts.
Distance from schools/travel time: 3.6km/9min.
Issues: cannot expand beyond 11.72ha because of existing boundaries. Potential conflict with neighbours. Changes of use for Upper Clutha Rugby Club, Upper Clutha A and P Society, Wanaka Pottery Club.
Loss of camping ground, or reduction. Needs reserve management plan and land use designation. Public opposition may result in Environment Court litigation.
