Published:
From:
The Residential property team
Elise Streat

Elise Streat

Solicitor

Introduction

The Queenstown Lakes District Council (QLDC) has approved major planning changes through its Urban Intensification Variation (UIV), adopted at its February 2026 meeting. These changes will affect building heights, subdivision potential, and the future character of neighbourhoods across Queenstown and Wānaka.

This article outlines the key changes and what they mean for property owners, developers, and the wider community.
 

1. Background and Purpose

The UIV implements the Government’s National Policy Statement on Urban Development, which directs councils to allow more height and density in well located areas. The aim is to increase housing supply and support well-functioning urban environments.

Rather than applying blanket changes across the district, QLDC has taken a targeted approach focusing growth in selected areas.
 

2. Main Zoning and Density Changes

Suburban Residential Zone 

Formerly the Lower Density Suburban Residential Zone.

Key changes include:

  • Height limits increased to 8 metres (generally 2 storeys).
  • More flexible density rules, allowing minor units and duplexes that were previously restricted.

Medium Density Residential Zones

The existing Medium Density Residential Zone remains largely unchanged.

A new Medium Density Residential A Zone (MDRAZ) will, however, enable major new capacity, particularly in Wānaka South between Golf Course Road and Riverbank Road.

Key changes include:

  • Heights increased to 11 metres (3 storeys).
  • Old density rules removed – you no longer need 250m² of land per dwelling.

High Density Residential Zones

The current High Density Residential Zone stays in place.

A new High Density Residential A Zone is introduced in parts of central Queenstown and at Three Parks in Wānaka, allowing:

  • Buildings up to 16.5 metres (4–5 storeys).
  • Buildings above 24 metres are still possible, but only through a discretionary resource consent with a more detailed assessment.
     

3. Wānaka Town Centre

The most sensitive and publicised changes relate to building heights in the Wānaka town centre.

Key changes include:

  • Town Centre heights increase from 12m to 16.5m, with buildings above 20m requiring a discretionary consent.
  • Adjacent medium‑density areas increase from 7m to 12m, enabling taller buildings on the fringe of the commercial area.

These changes will noticeably alter the future character and scale of development in central Wānaka.
 

4. Next Steps for the QLDC

QLDC will now proceed to:

  • Publicly notify the decision.
  • Amend the Proposed District Plan to incorporate UIV provisions.
  • Begin the appeal window, during which submitters can challenge aspects of the UIV in the Environment Court.
     

5. Practical Implications for Landowners

For many properties, development potential has increased. Key impacts include:

  • More dwellings allowed per site – Rules limiting how many homes can be built on a property have been relaxed. Duplexes, townhouses, and minor dwellings are more widely permitted.
  • Minimum site size rules reduced or removed. Examples:
    1. MDRAZ: the old requirement of having 250m² of land per dwelling has been removed.
    2. Hāwea South Area B: the former 800m² per dwelling rule is removed; development is now enabled at 1 dwelling per 450m².

These changes mean the planning environment is shifting. Understanding how the new rules apply to your land (and what opportunities or constraints they create) will be important.

Our team is happy to discuss how these changes may affect your land and work alongside your planning professionals to ensure you’re making informed decisions and maximising your property’s potential.

Residential property