Prepared for QT Lakeview Developments Ltd by:
February
Urban Design Assessment
Queenstown
Urban Design Assessment
Contents
1 Introduction... 1
2 The Site and its Context ... 1
3 Statutory Context ... 4
4 Assessment of Effects ... 6
5 Conclusions ... 18
Attachment 1: The Site in its Context ... 20
Cover image: Render, Design Statement by Monk Mackenzie, Architectus
1 Introduction
1.1 RA Skidmore Urban Design Ltd. has been requested by QT Lakeview Developments Ltd. to carry out an urban design assessment of the proposal to construct a comprehensive mixed-use development on Lots 7 and 8 that form part of a wider masterplan for Te Ara Taumata – Lakeview in central Queenstown.
1.2 The following assessment is based on the architectural plans prepared by Monk Mackenzie and Architectus (Resource Consent – RC2, dated January 2022) and landscape plans by Wraight + Associated contained in the Landscape report (dated December 2021). My assessment has also been informed by the Master Development Plan for the wider Te Ara Taumata – Lakeview (dated August 2020), the Preliminary Design Statement, also by Monk Mackenzie and Architectus (Resource Consent – RC2, dated January 2022) and visual simulations accompanying the Landscape and Visual Effects Assessment by Isthmus Group.
1.3 In carrying out the assessment, I visited the site and surrounding environs on the 23rd January 2021.
2 The Site and its Context
[See Attachment 1 to view the site in its context]
The Site
2.1 The subject site is located at the periphery of the Queenstown town centre. It comprises the western portion of the Lakeview sub-zone, as identified in the operative Queenstown Lakes District Plan (the “District Plan”). Within the subject site, the proposed development is located on Lots 7 and 8 of a subdivision that was approved in 2018 to create a number of development parcels within the Lakeview sub-zone. The consented subdivision created 17 lots and authorised associated earthworks. The subdivision provides for developable lots, together with public reserve areas and the road network through the sub-zone. This includes an extension to Isle Street, forming the southern edge of Lots 7 and 8.
2.2 For the purpose of this assessment, Lots 7 and 8 are referred to as the “Site”. Together, they have an area of 6,680m², comprising 3,330m² in Lot 7 and 3,350m² in Lot 8. The Site has a wedge shape narrowing to its western end. The majority of the Site is relatively flat. Towards the rear (north) it starts to rise, quite steeply at its western end, as it interfaces with the adjacent Ben Lomond Reserve.
2.3 The Site forms part of an area that was formerly occupied by an extensive campground.
It contained a range of camp spaces and small-scale holiday cabins arranged around an internal street network. The Site has now been cleared for development.
Site Context
2.4 Queenstown is set within a dramatic alpine setting. This is described in more detail in the Landscape and Visual Effects Assessment (the “LVEA report”). The underlying landform patterns and the town’s relationship to its wider setting, including Lake Wakatipu and the various surrounding mountain ranges, have strongly determined the settlement’s development pattern and its character or sense of place. Immediately to the north of the Site, the landform of Ben Lomond rises steeply. The peak of Ben Lomond extends to 1,748m asl.
2.5 The vegetation pattens associated with Ben Lomond and the various recreation uses and distribution of tracks is described in the LVEA report. The reserve is used for a
range of recreational activities including: mountain biking, hiking, and riding the gondola to the Skyline look-out and associated restaurant and luge facilities. The elevated Skyline Gondola facility is to the northwest of the Site and is located at a height of 812m asl.
2.6 The well-established core of the Queenstown town centre is located at the head of a bay within Lake Wakatipu. At its south-eastern end, the Queenstown Gardens are located on a peninsula that encloses the bay. The Gardens contains a diverse range of mature trees and creates a strong vegetated boundary to the town centre.
2.7 Sitting at the lake edge, the historic centre of the town has a low profile and a fine grain of development organised around a formal grid block structure. The surrounding rising landforms provide containment to the Centre. Over an extended period, development has gradually expanded around the historic core rising up the slopes of the surrounding hills. The surrounding areas contain a mix of residential and visitor accommodation activities. Many properties have been configured and designed to enjoy spectacular views to the surrounding landscape. A number of large-scale hotels are located along the Lake edge. Extending away from the town core, a number of these hotel complexes step up the slope between Lake Esplanade and Brunswick Street / Thompson Street.
2.8 The more immediate context of the Site contains a diverse range of activities and building typologies and styles. While the surrounding neighbourhood contains a range of established stand-alone dwellings, there has been a gradual transition of activities and redevelopment of sites to accommodate commercial uses. In particular, Brecon Street provides a link between the core of the town centre and the tourism hub around the gondola terminal and has a strong commercial focus.
2.9 The Queenstown Cemetery is located on the western side of Brecon Street at its northern end. The historic cemetery is nestled at the base of Ben Lomond.
2.10 The neighbourhood contains a number of large and distinctive specimen trees, including several that are identified as protected trees in the District Plan. These large specimen trees contribute to the neighbourhood character. In the vicinity of the Site, the James Clouston Memorial Park on the northern side of Man Street contains a range of mature specimen trees. A number of large mature conifers are also clustered around the former entrance to the camping ground from the Man Street / Thompson Street corner.
3 Statutory Context
3.1 A full description of relevant statutory considerations is set out in the AEE. Following is a summary of key provisions that have guided this assessment.
3.2 The Site is located in the Queenstown Town Centre zone as identified in the District Plan. At a broad level, the policy framework seeks to maintain and consolidate existing town centres in the District in a way that is compatible with the natural and physical environment. It seeks to enhance amenity, character, heritage, environmental quality, and appearance of the town centres (Obj. 2), recognising the differing built forms and styles of the various town centres in the District (Obj. 3) and creating visually exciting and aesthetically pleasing town centres (Obj. 4). The policy framework also seeks to create an attractive, convenient, and comprehensive network of pedestrian linkages within the town centres (Obj. 5).
3.3 The description of the resources and activities for Queenstown Town Centre (Section 10.2.1) sets out the key features that make it unique and contribute to its sense of place. While noting that the town centre must be considered as an integrated whole, in the context of the broader features and characteristics, the District Plan identifies a number of different areas requiring different frameworks to guide development.
3.4 The Site is located in one of these; the Lakeview Sub-zone. A structure plan for the Sub-zone establishes a broad development layout for this part of the town centre (see Figure 2 below). Through the structure plan, public reserve areas and a square are noted as setting the scene for a high-quality urban environment, ensuring that the area is a desirable place to live work and meet.
Figure 2: Lakeview Sub-zone Structure Plan (excerpt from District Plan)
3.5 Within the framework of seeking to maintain and consolidate Queenstown Town Centre as the principal commercial, administration, cultural, and visitor focus for the District (Obj. 1), Obj. 3 is:
A high quality, attractive environment within the Lakeview sub-zone where visitor accommodation, higher density residential, tourist, convention and community activities will be the predominant uses. Ancillary retail and ancillary commercial activities that are established in association with predominant uses are also provided for, particularly where they meet demand arising from the intensification of use within the sub-zone.
3.6 This objective is supported by a detailed set of policies that have informed this assessment.
3.7 I understand that the Proposal is to be assessed as a Restricted Discretionary activity.
Buildings in the Lakeview Sub-zone are a controlled activity (Rule 10.6.3.2(vi)), with control in respect of:
(a) Design, appearance, landscaping signage (which may include directional street maps), lighting, materials, colours and contribution to the character of the streetscape;
(b) The extent to which outside storage areas and outside parking areas are screened from view from public places;
(c) The extent to which any fences, walls, landscaping forward of the front of buildings provide visual connections between any building and adjoining public spaces;
(d) Urban design principles (contained in the assessment matters at 10.10.2);
(e) The provision of pedestrian links through the sub-zone and between public spaces / reserve areas.
(f) The provision of services.
(g) With respect to buildings that provide for residential activities, the extent to which the design provides for a mixture of unit sizes and numbers of bedrooms to promote housing diversity.
(h) The extent to which the design and setback of buildings erected at 34 Brecon Street and/or the Lakeview Camping Ground mitigates any adverse effects on the heritage values of the adjoining Queenstown Cemetery.
3.8 Buildings that contravene any relevant site standard(s) within the Sub-zone are a Restricted Discretionary activity with discretion restricted to the purpose of the site standard(s) being contravened (Rule 10.6.3.2A(v)).
3.9 The following assessment is made in the context of the specified matters of control and discretion.
4 Assessment of Effects
4.1 A full description of the proposal is set out in the AEE. In terms of a consideration of urban design matters and associated amenity effects, key aspects of the proposal include the following:
• The Proposal has been developed through an iterative design-led process for masterplanning of the wider sub-zone.
• The Proposal comprises five mixed-use buildings identified as Buildings 8A, 8B, 8C, 7A and 7B as shown in Figure 3 below.
• The ground floor of Buildings 8B – 7B contain commercial tenancies fronting Isle street. Building 8A, which extends beyond Isle Street and is accessed from a minor servicing road extension to the street, locates service functions at ground level.
• For each building, apartment lobbies are accessed via recessed entry courtyards from Isle Street. These are elevated above street level and accessed via broad stairways.
• Two vehicular entrances are provided from Isle street and access four levels of carparking to the rear of the buildings. The communal carpark spans across the four eastern buildings.
• A mix of co-living accommodation (96 units) and apartments (224 units) ranging in size and typology from studios to three-bedroom units.
• A range of retail spaces fronting Isle street and ground level.
• A range of flexible spaces at Level 5 to accommodate a range of non- residential activities such as co-working, hospitality, health and wellness.
• Rubbish storage, services and plant front the service access extension of Isle Street for Building 8A. Otherwise, these facilities are located to the rear of the buildings (screened from public view). Roof plant will be contained and screened.
• Each of the buildings comprise a four-level plinth or podium, the landscaped podium at Level 5 containing a series of highly-glazed ‘pavilions’ and various levels above. The varied heights of the different buildings are as follows:
Building Number of Levels Height
8A 10 RL390.20 (391.00 to top of plant)
8B 13 RL401.00 (401.8 to top of plant)
8C 12 RL397.40 (398.20 to top of plant)
7A 10 RL390.20 (391.00 to top of plant)
7B 9 RL 387.00 (387.80 to top of plant)
• As set out in the Architectural Design Statement, the massing of the various building elements has been determined in response to a range of factors in relation to the surrounding context and the amenity for those within the buildings.
• The proposed material palette has been selected in response to the surrounding natural environment. The base plinth element is a conceived as a visually heavy and elemental base, with extensive glazing at the podium level reinforcing a vertical break in the building forms. With the exception of Building 8A, the residential blocks that sit above the podium are clad in a glazed window wall system with a bronze finish that resonates with the internal timber blind system used for privacy and solar control. Building 8A has a stone and exposed aggregate concrete finish to provide visual contrast to the highly glazed and timber screened buildings on the balance of the Site.
• A comprehensive landscape strategy has been designed in unison with the architectural concept. The landscape design statement notes that the strategy draws on the wider Queenstown landscape and seeks to draw the mountain down to the lake. The connection is expressed through the idea of the eroded rock of the mountainside being revealed and obscured through the network of vegetated and landscape pathways through the buildings. The landscape pathway spaces are defined and framed amongst the architectural form, where the intimate and public/private relationship is developed through the series of courtyards, plazas and podium landscape.
• The proposal has been designed in response to a number of sustainability principles.
Figure 3: The Proposal
Integrated Development - Masterplan
4.2 While consent is only sought for development of Lots 7 and 8 at this stage, at a conceptual level, this Proposal has been designed as part of a broader masterplan (see Figure 4 below). This integrated design process demonstrates how the Proposal has been conceived as part of an integrated Lakeview precinct.
4.3 In my opinion, the Master Development Plan demonstrates a clear vision derived from an analysis of the Lakeview Sub-zone’s place in relation to its natural and cultural context. It sets out six clear visioning principles, being:
• Made for all people;
• Part of Queenstown’s landscape;
• Good for the environment;
• Smart and innovative;
• Connected and welcoming; and
• Energetic and uplifting.
Figure 4: The Overall Lakeview Masterplan (from the Maser Development Plan)
4.4 I consider these principles are well aligned with the District Plan framework and the outcomes sought for the Lakeview Sub-zone. The comprehensive approach to design is consistent with Policy 3.8 in relation to the Lakeview Sub-zone, which seeks to ensure that residential development is comprehensively designed to provide a quality residential living environment and attractive streetscape.
4.5 While the full range of activities proposed and a number of key public realm spaces will be delivered in the wider masterplan rather than the current Proposal, I consider the Proposal is consistent with the framework provided by the Master Development Plan.
Site Configuration and Activity Mix
4.6 The Lakeview sub-zone Structure Plan sets out the block structure for the precinct with the primary street network, reserve areas and development blocks defined. For the
Proposal, the development area is defined by an extension to Isle Street along its southern boundary and a street connection bounding its eastern edge as an extension of Thompson Street. This street is also identified as a primary viewshaft. The northern edge is defined by ‘reserve land’. Within this broad framework, two secondary viewshafts (required to be a minimum of 8m wide) are identified.
4.7 In my opinion, the Proposal responds well to these key structuring elements. In particular, the building forms and activity mix are arranged to create a positive and engaging edge to the Isle Street extension, contributing to the pedestrian amenity of the street space and reinforcing this street as a key pedestrian route. Retail activities will open directly to the street with highly-glazed frontages creating strong engagement.
Entrances and lobbies to the apartments and facilities on the Level 5 podium above will be clearly defined by the raised and recessed courtyards. These spaces are designed to have a strong identity and create a semi-public threshold.
Figure 5: View to Entry Courtyards from Isle Street (from Design Statement)
4.8 Four levels of carparking are located at the rear of the Site, screened from view from the Isle Street extension. Two vehicular access points are provided from Isle Street;
one at the eastern end of the Site and the second mid-way along the block. This avoids a plethora of accessways and garage doors.
4.9 The ground floor of Building 8A locates a range of services at ground level fronting the adjacent accessway. However, this is a service extension to Isle Street, with the main street curving to the south before this extension. Therefore, this accessway will not have a strong pedestrian focus and will perform a service function.
4.10 The Proposal primarily has a residential focus. Building 8A contains co-housing units and Buildings 8B – 7B accommodate apartments in a range of scales and configurations. The five buildings are linked at the lower podium level. The podium
roof at Level 5 provides a publicly accessible landscaped terrace area with expansive views to the wider natural landscape. From Isle Street, two public access points are provided separately from the apartment access points. The terrace will be activated by a number of flexible internal spaces that can accommodate a range of hospitality, health and wellness, and co-working spaces. These are designed as flexible multi-use breakout areas with fully retractable sliding doors connecting to the terrace.
4.11 In my opinion, the mix of uses enabled at this terrace level will complement the primarily residential focus of the project and contribute to the vibrancy and amenity of the wider precinct, creating a vertical integration of public and private. The terrace will enjoy expansive views to the wider landscape.
4.12 In my opinion, the Proposal is consistent with Policy 3.1 that seeks to provide a mixed- use environment at Lakeview that is a desirable place to visit, live, and work. The Proposal will make an important contribution to creating a vibrant and liveable environment in this area of Queenstown as sought by Policy 3.2.
Relationship to Surrounding Public Spaces
4.13 As noted above, the Proposal forms part of a broader masterplan. In addition to the street network, which forms an important part of the public realm, a civic plaza (E Wai Mahara, E Pae Mahara) and associated park space will be located to the South of Isle street in the vicinity of the Site. The existing open space in this area contains some very large specimen trees that will make a particular contribution to the vegetated quality of the precinct.
4.14 In my opinion, the mix of activities, their distribution, and the intensity of activity contained in the buildings will both enjoy the amenity of these spaces and contribute to their use and vitality. In my opinion, the visual quality of the building forms and the subdued material palette proposed that references the wider surrounding natural environment will provide a suitable backdrop to this open space heart within the precinct.
Figure 6: Looking south west along Isle street with the Proposal on the right and open space on left (from Design Statement)
4.15 The Site also interfaces with the Ben Lomond Scenic Reserve to the north. The landform rises steeply behind the Site, forming a visually strong containment and backdrop to the Proposal. A number of trails traverse the slopes of the Reserve, including Hammy’s Track, which passes close to the Site boundary. The various tracks, their use, and the effect of the Proposal on their recreational amenity is set out in the Landscape and Visual Effects report. While the track is elevated above the proposed ground level of the buildings, given their vertical scale, they will appear prominent in relation to the track (see cross section on Sheet A202). However, the placement of the buildings, arranged as five vertical elements with a generous separation between, will avoid the creation of a continuous visual wall along the edge of the Site. The buildings include co-living rooms and apartments that are oriented to overlook the adjacent reserve, with sliding glass doors opening to Juliet balconies. This will provide a level of engagement with, and passive surveillance over, the track.
On-site Amenity
4.16 The Proposal represents a step-change in the type of living environment provided in central Queenstown. In my opinion, the mix of activities, their distribution and the quality of the built environment will all contribute to the creation of an attractive, vibrant, and liveable environment as sought by the policy framework for the Lakeview Sub- zone. The Site is well located to easily access the range of amenities and services within the established town centre, together with recreational opportunities in the immediate vicinity. As the wider Sub-zone develops, the broadening range of activities will also contribute to the amenity for residents.
4.17 In my opinion, robust design process and comprehensive approach to the Proposal that has been followed, being considered as part of a wider masterplan, will create a high-quality living environment as sought by Policy 3.8 for Queenstown Town Centre.
Building 8A contains 96 one-bedroom co-living units with accompanying communal living and dining space at Level 5. The remaining four buildings contain a mix of studio, 1, 2, and 3-bedroom units. The entry courtyards and lobbies accessed from Isle street provide a legible and high-amenity public address for apartments. The apartments have various layouts and differing amenity determined by orientation and elevation. In my opinion, the range of living environments provided will make a positive contribution to housing choice and diversity within central Queenstown.
4.18 A minimum separation of 14m between buildings above the podium roof will maintain privacy and ensure adequate sunlight penetration into single-aspect units.
4.19 A connection to the outdoor environment is provided through a mix of balconies, wintergardens and Juliet balconies.
4.20 The access to communal space and a range of supporting amenities at Level 5 will provide a social meeting space for residents and will make a particular contribution to the amenity of the living environment.
4.21 A comprehensive landscape strategy for the Site is set out in the Landscape report by Wraight and Associates. The design concept contributes to the overall Site design strategy of drawing the mountain down to the lake, acting as the physical and metaphorical connection between Te Taumata Ō Hakitekura (Ben Lomond’s Peak) and Lake Wakatipu. The Landscape report notes that this connection is explored and expressed through the idea of eroded rock of the mountainside being revealed and obscured through the network of vegetated and landscaped pathways through the buildings. These landscaped pathway spaces are defined and framed by the architectural forms where both intimate and public/private spaces are created through a series of courtyards, plazas, and the podium landscape. In my opinion, the design concept is deeply embedded in its place and will make a strong contribution to the creation of a distinctive sense of place to be experienced by both residents and visitors.
4.22 In my opinion, the thoughtful consideration given to the design of spaces within the urban built environment will make a positive contribution to the Site amenity.
Building Scale and Form
4.23 In my opinion, the Design Statement sets out a robust process that has resulted in a distinctive, yet contextually embedded scheme. P.16 of the Design statement identifies key contextual drivers that have informed the Site response and built massing. These include: topographical constraints, connection to landscape; access to views; and orientation and daylight access.
Figure 7: Key contextual drivers identified in the Design Statement
4.24 The overall massing response is explained through a number of key moves that relate to:
• creating a base plinth with strong activation of the adjacent street and carved- out entrance courtyards;
• providing a raised landscaped podium that provides a connection between Ben Lomond Reserve and the precinct below;
• the use of a series of interconnected, highly-glazed pavilions designed to accommodate a public/private programme. These are set back from the primary street façade, to allow a horizontal break in the overall massing; and
• a series of raised apartment volumes, stepped and separated to maximise daylight access to units and the landscaped podium below.
Figure 8: Key elements of Massing Response identified in Design Statement
4.25 The scale and form of the Proposal, particularly the vertical emphasis of the apartment volumes, will represent a step-change in the built environment for Queenstown. In my opinion, the strategy is appropriate in this context and will make a positive contribution to the evolving form and character of the settlement. As sought by Policy 3.2, I consider the Proposal responds positively to its context, both immediate and broader.
4.26 I note that over a considerable timeframe a number of large and bulky hotel buildings have established along the lakefront below the Site. A number of these step up the steep hill slope and have considerable mass, both vertically and horizontally. The light colour finish of buildings such as the Rydges Hotel increases their visual prominence in the urban landscape.
4.27 Policy 3.10 for the Queenstown Town Centre zone is:
To prescribe a range of building height limits for the Lakeview sub-zone which will maximise views from buildings and appropriately manage built scale to preserve townscape values.
4.28 As depicted in the elevations on Sheet A-703 and the three-dimensional models on Sheet A-704 and the various cross sections contained in the architectural package, the stepped series of vertical volumes variously project above the standard for this area of the sub-zone (between 15.5m and 26m) by a considerable margin. At a broad level, it is a general urban design principle that the greatest scale and intensity of activities occur within a commercial core, decreasing with distance from that core. However, the historic pattern of development and subdivision pattern within the core of Queenstown town centre with its associated character, limits its potential to accommodate a greatly increased scale of development.
4.29 While at the periphery of the town centre, I consider the Site, as part of the wider Lakeview Sub-zone, offers the opportunity to accommodate a greatly increased vertical scale and intensity of development in a manner that contributes positively to the townscape.
4.30 The relationship of the Site to Ben Lomond behind has been a key driver in the design response. The high and steeply sloping, vegetated mountain slope provides a dramatic backdrop to the Proposal and achieves a strong visual containment to the building forms. In my opinion, the containing landform is a key feature that enables the additional verticality to be successfully accommodated. The careful arrangement of the vertical elements, with separation between and a stepped collection of rooflines, provides a well-resolved composition of built elements. The verticality of the upper apartment elements emphasises the separation between building forms and provides a suitable contrast to the solid, more linear, base that relates directly to the adjacent street. Roof plant will be centrally located and suitably screened.
4.31 The Lakeview sub-zone Structure Plan identifies two secondary viewshafts though the Site. As shown on Sheet A-701 of the architectural package, the spacing between the upper apartment forms provides visual connections between Ben Lomond Reserve and Isle Street corridor and the broader landscape beyond. In addition to the two identified, an additional two spacings are provided. The westernmost separation does not follow the alignment of the Isle Street connection to Thompson Street. However, a visual break and connection is still provided. While the break between buildings does not
extend down to the ground plane, given the sloping topography, the visual connection is appropriate and meaningful from the height proposed.
4.32 As set out in the Design Statement, the Proposal includes a number of key sustainability initiatives. In particular, the building form is an expression of the proposed mass timber construction methodology, which is quite an innovation for buildings of this scale. The building forms will also express the sustainable internal climate management measures proposed, including natural ventilation to all primary living spaces; floor-to-ceiling glazing to provide good access to daylight; and internal solar control devices to allow individual control of solar and thermal comfort, as well as privacy.
4.33 The proposed material palette has been carefully selected in response to the characteristics of the surrounding natural landscape. The building plinth is grounded and elemental using a solid and dark palette with stone and timber interfacing with Isle Street. The recession of the entry courtyards is emphasised by being finished with a dark exposed aggregate. The rear façade of the podium is clad in black pre-cast concrete panels together with black steel vertical fins to allow natural ventilation.
4.34 At Level 5, a clear visual break is created between the solid base plinth and the visually lighter forms above. This visual break is created with highly-glazed pavilions being set back from the Isle Street frontage. Glass balustrades will minimise the appearance of an outer edge to the podium spaces. Planting at this level will contrast with the building materials and contribute to the break between the lower and upper forms.
4.35 The upper-level forms of Buildings 8B – 7B, while maintaining a dark colour palette, will have a visually lighter appearance that contrasts with the solid base. This is achieved through the use of extensive glazing, layered with an internal timber blind system and recessed balconies facing the Lake. At western end of the Site, the lower Building 8A has a different orientation and more solid appearance with windows punctuating a solid façade. It is treated with a stone and exposed aggregate concrete finish that contrasts with the highly-glazed and timber-screened buildings of the remaining four residential blocks.
4.36 The proposed differing elements of the material and colour palette are important to both integrate the Proposal with its natural setting and backdrop of Ben Lomond and provide the quality and contrast between different forms as proposed. Ensuring that the design intent proposed is carried through to the detailed design phase will be critical to ensure an appropriate built outcome is achieved. In my opinion, this should be addressed by conditions of consent.
4.37 The Proposal includes a comprehensive landscape strategy that has been designed to integrate with the architectural approach to the Site development. In my opinion, the hard and soft landscape elements are distinctly of their place and, if implemented and maintained successfully, will effectively achieve the outcome of bringing the mountain landscape down through the Site. In my opinion, the proposed public and semi-public
/ communal spaces will make a particular contribution to the amenity and character of the Site.
4.38 Overall, I consider the scheme, as presented, is consistent with the policy framework for the sub-zone. In particular, I consider that it will deliver a high-quality built form and associated landscape that will make a positive contribution to the visual amenity of the area, as sought by Policy 3.3 for Queenstown Town Centre, and will set a benchmark as the wider Sub-zone develops.
5 Conclusions
5.1 The Site forms part of an area with unique characteristics that presents opportunities to create a distinctive, high-amenity extension to the Queenstown town centre. This is recognised by the identification of the Lakeview Sub-zone in the District Plan.
5.2 The Proposal has been developed through a multi-disciplinary design-led process as part of a masterplan for the wider Sub-zone. At a conceptual level, the creation of a broader masterplan provides a useful framework to ensure that suitable integration of the Proposal with the broader Sub-zone is achieved as it develops incrementally.
5.3 In my opinion, the urban structure created by the Proposal is consistent with the layout set out in the Sub-zone Structure Plan.
5.4 While the proposed building forms differ in some respects from the District Plan framework, particularly in relation to the verticality of the collection of built elements, I consider this design response has been developed from a thorough analysis of the qualities and characteristics of the Site and its surrounding context.
5.5 As set out in the assessment above, I consider the Proposal will represent a step- change for the built environment of central Queenstown. In my opinion, the mix of activities proposed, their configuration, and the design quality of the built environment will result in the creation of a high-quality, attractive environment as sought by the District Plan policy framework. In my opinion, the Proposal will set a benchmark for the broader Sub-zone as it develops over time.
5.6 As the project progresses to the detailed design and implementation phases, ensuring delivery of the design outcomes set out in the Design Statement, architectural package, and Landscape report will be critical to achieving a built environment that contributes positively to the amenity and character of central Queenstown.
Recommendations
5.7 In order to ensure the architectural and landscape design outcomes that are proposed are successfully implemented, I recommend that the following matters are addressed by conditions of consent:
• Prior to construction of each stage, the detailed external material and colour palette is certified as being consistent with the consented architectural plans.
• Detailed landscape plans, including details regarding implementation and maintenance, are provided to ensure successful establishment of the proposed planting.
Rebecca Skidmore
Urban Designer/Landscape Architect February 2022
AT TA C H M E N T 1
The Site in its Context
Lake Wakatipu Lake Wakatipu Ben Lomond
Ben Lomond
Queenstown Gardens Queenstown Gardens
