Jack’s Point Residents and Owners Association

Building at Jack’s Point

At Jack's Point the master planning philosophy is to tread lightly, carefully integrating a new community and activities into the land, with no disturbance to its intrinsic values.


Upon completion Jack’s Point is expected to feature over 1,300 residential homes, a lakeside Village with accommodation, restaurants and shops, a luxury lodge and recreational amenities including the renowned championship Golf Course. It is a unique opportunity for property owners to be a part of the creation of a world class township through the development of their new homes.

The character of Jack’s Point, for both architecture and landscape has been shaped by the history of the land, and a requirement for built form to be subservient to the wider landscape. This has contributed to a unique character in keeping with the alpine setting – modern homes reminiscent of the rural vernacular of Central Otago nestled amongst a framework of indigenous scrub and beech forest, surrounded by an abundance of open space.

The character of Jack’s Point is shaped by:

  • Buildings with simple architectural form drawing inspiration from traditional rural homesteads and farm buildings complementary to the dramatic alpine setting;

  • Central Otago farm heritage stone walls, rustic timber gates, open grazed farmland and native scrubland reminiscent of the pioneer farming landscape;

  • A natural palette of materials with recessive tones to maintain subservience to the landscape;

  • A strongly native / endemic plant palette derived from the surrounding environment and underlying ecology of the site;

  • An abundance of open space and trail network for recreation, with informal definition of property boundaries fostering a strong sense of community.

While there is a requirement for new homes to be built in a style consistent with this character, there is scope for homeowners to express individuality on a home by home basis. This is executed by tight controls on form, materiality and site placement but the combination and expression of these elements can be unique.

Evolving Items

The following items are noted as currently 'evolving items' further to the 2013 Jack's Point Design Guidelines:

  • The colour black is no longer acceptable for walls or roof.

  • Metal cladding has become too dominant, Jack's Point Design Guidelines will be strictly applied, i.e. metal cladding must be subservient and the colour black is no longer acceptable.

  • No woodgrain or otherwise textured/ patterned garage doors are permitted.

  • Colour front doors are generally not acceptable and will only be considered on a case by case basis, with a major determinant being whether the door is discretely located. No bright doors will be approved if visible from the public realm or directly in line of sight with a neighbours outdoor living area.

  • Glass balustrades are only acceptable in limited lengths in order to meet the Architectural Objectives.

  • All water features must comply with QLDC requirements.

Before you design your home

The Design Guidelines preserve and enhance the value of your property. All developments at Jack's Point require Design Review Board (“DRB”) approval before QLDC consent is sought. The DRB is independent of Council consenting. 

The DRB will consider plans prepared by a Registered Architect or by an Approved Architectural Designer working with a Landscape Architect or Approved Landscape Designer to prepare the landscape components.  Property owners are encouraged to undertake appropriate due diligence when selecting an architectural designer or landscape designer.

It is important that all new land owners and all architects review the DRB Process Overview / Design Guidelines before any design work commences. 
Typical Design Review Board costs and timelines are based on averages and on single dwellings complying with the Jack's Point Design Guidelines, designed by a registered Architect (these are a guide only):

  • Review & issue Approval $1000

  • Post Completion Review $260

  • All fees are plus Disbursements (if any) and Plus GST

Before the first Design Review Board review, owners need to pay a $2,000 bond per application. Costs incurred as part of the Design Review Board process will be deducted from this deposit on a time and materials basis. If charges run over the DRB will raise monthly invoices to the applicant. If there is any

Becoming an Approved Designer

If you are not a New Zealand Registered Architect, you will need approval from the Jack’s Point Design Review Board, in order to submit plans for review. The approval process seeks to ensure that ‘Approved Designers’ have the ability to interpret and deliver upon the intent of Jack’s Point Design Guidelines. 

Applicants will need to demonstrate capability by submitting a case study piece as part of the full application (all other items required are listed on the application form). The case study application can be a design drafted on behalf of a client, but that client will need to understand that the design will need to be assessed and approved as an ‘Approved Designer’ application prior to be being submitted for review as a residential application. If using a case study piece, designed on behalf of a client, the applicant will need to ensure that the design drafted, is in their opinion, a clear interpretation of the intent of Design Guidelines, or make the relevant amendments to use as their case study piece. 

All costs incurred as part of the ‘Approved Designer’ process will relate to the designer and not the property owner. 

A provisional approval will be issued on successful completion of the ‘Approved Designer’ process. The provisional approval will remain provisional until such time as five projects have been successfully completed at Jack’s Point. 

Please refer to the ‘Approved Designer’ application form for full details of all requirements of the application submission. 

If you require any additional information, relating to the ‘Approved Designer’ process, please contact Kezia Evans – kezia@darbypartners.co.nz.

Queenstown Lakes District Council Consenting 

In addition to approval by the Jacks Point Design Review Board proposals require standard Queenstown Lakes District Council building consent and where applications contain areas of non compliance, a resource consent may also be required. See the link in Key Documents to the Queenstown Lakes District Council District Plan.

Before you start building your Home

Before beginning construction or any earthworks on the site, you need to pay your building bond of $5,000 to the Jacks Point Residents and Owners Association; overdue bonds are liable for an immediate 10% penalty. The invoice for your bond is issued at the time of your DRB approval.

Once the project (including the home and landscaping) have been completed and signed off as in accordance with the approval issued, a copy of the code compliance certificate has been provided to the JPROA, and all building materials and residue removed and any damage to Society property is remedied your building bond will be refunded to you. This is arranged as part of your Post Completion Review. 

Water Meters are required before you start drawing water from you site. To order water meter, please complete this form.

Step Waste Water tanks must be installed for all residential sections by an approved installer; all sections owners should read this information sheet. More information on step tanks can be found in the Home Owner’s Manual.

All sections at Jacks Point have potable water, waste water, reticulated gas, electricity and telecommunications to the boundary. 

House numbering should be in accordance with the Jack's Point Design Guidelines.

Guidelines for builder’s signage can be found here.

All building sites must have a toilet on site as soon as there are people working there. 

One-off Connection Fees

Additional connections fees apply when a comprehensive lot has a Comprehensive Development application approved by the Jack's Point Design Review Board. The lot owner should contact the JPROA for estimates. 


Key Residential Documents

  1. Residential Design guidelines (2019) - for developments in the residential neighbourhoods. These are the updated JPROA guidelines used by Jack's Point Design Review Board to assess your Design Review Board application. The updated guidelines include the council approved Sep 2009 version but contain additional detail, including examples / photos to assist members in their meeting DRB requirements.

  2. Residential Design guidelines (2009) - These guidelines are used by QLDC when assessing your application, should a resource consent for a residential house at Jack's Point, be required. These guidelines have been incorporated into the JPROA Design Guidelines.

  3. Comprehensive Design Guidelines (2009) - These guidelines are used by QLDC when assessing your application should a resource consent for a comprehensive development at Jack's Point, be required. These guidelines have been incorporated into the JPROA Design Guidelines.
    (If you would like to know if your site could be developed as a Comprehensive section then please check your certificate of title and covenant document or the density map below or call the JPROA).

  4. Density Plan

  5. Preserve Design Guidelines

  6. DRB Application Form

  7. DRB Assessment check list

  8. DRB process overview

  9. DRB Approved Housing Plan - DWG

  10. DRB Approved Housing Plan - PDF

  11. Application form to become an ‘Approved Designer’.

  12. 2019 DRB Meeting Dates

  13. Link to the Queenstown Lakes District Council Plan

  14. Water Meter order form

  15. Step Waste Water tank information

  16. Step Tank Home Owners Manual

  17. Builders signage guidelines