Informal summary of GSL’s proposal

GSL’s masterplan and rezoning proposal for the “Rural General” portion of 111 Atley Road seeks a mix of two residential zones to enable roughly 27 future lots: 

• 10 Low Density Residential (LDR) lots (approx)

• Up to 17 Large Lot Residential (LLR) lots (GSL and neighbouring property)

Several landscape experts have identified the most visually sensitive part of the land, (“the knoll”) some of which is already zoned for future development. Part of our proposal will protect that area. (see “Potential Reserve Area”.)

We’re working with the Queenstown Trails Trust (QTT) and the Department of Conservation (DOC), to create walking and biking access through the land. We intend to connect with DOC and QTT’s current and future network of trails so people can walk or bike to work, or get down to the Shotover River. Also, we’re aiming to co-ordinate with DOC on a replanting program for the relevant parts of GSL and DOC's land to replace the wildings with native forest.

Concept master plan produced by Boffa MIskell

See Arthurs Point Structure plan for formal zone elements and LLR Zone Rules.

Pre-existing LDR-zoned land can be seen above the red line in Fig 1. The location of the pre-existing LDR zone and the permitted height of any future structures is marked on-site and in Fig 4 below by blue-tipped poles. Pre-existing LDR was zoned many years ago and is not part of this process. 

LDR: The proposed extension to the pre-existing LDR zone will enable about 10 lots. (Marked by pink tipped height poles). 

LLR: The proposed “LLR” zoning will enable up to 17 lots each with a fixed Building Platform sited by landscape architects to minimise  visual impact, subject to the strict rules contained in planning evidence. (Each Green-tipped pole on-site marks the location and maximum height of one Building Platform.) 

The proposed Building Platforms and mitigation measures, like required native replanting, can be seen in the maps appended to landscape evidence, Appendix 1, and planning evidence, which includes the proposed zone rules and structure plan.

Open/green space: We propose a Building Restriction Area around “the knoll” – the small hill you can now see from the old pub site, McChesney Road and other viewpoints in Arthurs Point. Blue tipped poles mark permitted height limits in the (already zoned LDR) area. The proposal will protect the knoll from any future development, including the already zoned LDR portion. We believe this is a better outcome than the permitted status quo.

Structural planting areas are contained in the LLR zone rules, and will screen any future buildings. A professional landscape plan must be approved by Council, using the native plant species in Fig 5  below. Planting must be in place before any construction can begin, and will be required to be maintained in perpetuity by lot owners. The rules governing these planting areas apply to all future owners, and include a requirement that 30% of replanting must be species that grow to 5 metres or more.

Infrastructure

We propose to replace the one-way private gravel section of Atley Road with a dual-use two-way sealed road with a footpath and strict speed limits to ensure the safety of cyclists, pedestrians and children. Our utilities plans would enable our neighbours to connect to Council’s water supply.

Visual effects of the proposal

Figures 6-24 of the Boffa Miskell graphic attachment includes visual simulations from a range of selected viewpoints around Arthurs Point.

Landscape and master planning evidence discuss the visual effects of the proposed zoning in detail.

Any visible blue-tipped pole on-site marks the area and permitted height for already zoned LDR (residential) lots, which are not part of the upcoming Hearing in February. 

Likewise, blue boxes in the the graphic attachment show the “worst case scenario” permitted dimensions of future buildings in the pre-existing LDR area, and are not part of this Hearing.

Questions, concerns, ideas? Keen to see the land yourself? Interested in a community Open Day at 111 Atley Road? We’d like to hear from you.