It suggests replacing the current zoning regime with a scheme based on the landscape’s ability to absorb new development.
A swathe of land stretching from the Kawarau River to the Crown Range encompassing Ladies Mile, Dalefield, Arrowtown, Lake Hayes and elsewhere would be covered by a rural amenity zone. But that zone would be overlaid by a series of precincts with their own development frameworks, with capacity for up to 10,000 new homes.
Ladies Mile and Arrowtown precincts would be suited to additional low to medium density development with an "urban parkland" design.
A "lifestyle precinct" would cover Speargrass Flats and Dalefield, stretching towards Arthurs Point, where the minimum lot size would be 4000sq m.
Across the rural amenity zone, the minimum lot size would be 80 hectares, protecting landscapes such as Crown Terrace and Slope Hill.
Special zones identified in the proposed district plan (PDP) would remain. Special housing areas would remain but could be removed if not developed.
The Wakatipu Basin Land Use Planning Study was commissioned by the Queenstown Lakes District Council after the PDP hearing panel raised concerns the planning rules could not protect the basin’s character.
Across the district as a whole, some 350 landowners had asked for their land to be rezoned to allow for more dense development.
Council planning policy manager Ian Bayliss, in charge of the district plan, said: "This study looks at the Wakatipu basin in a lot more detail than the plan the council notified when it put out its proposed district plan.
"It identifies certain areas in the basin as having a low capacity for development, others for having some capacity, and some as having a high capacity."
Mr Bayliss said, however, the study by Auckland consultants Strateg.
Ease did not take into account the logistics of where urban growth was best located, such as public transport provision.
Council planning and development general manager Tony Avery stressed the study did not represent the view of the council at this time. It would be up to councillors to act on it and Mr Avery said he expected there would be much debate around the council table next Thursday.
