Newly released documents have revealed detailed reasons why Housing Minister Megan Woods declined the Ngongotahā Special Housing Area application last week.

Her letter to the Rotorua Lakes Council and a briefing Ministry of Housing and Urban Development staff were provided to the Rotorua Daily Post under the Official Information Act.

The minister said despite the potential benefits of the 80 affordable houses proposed, the application "highlighted several issues".

She said an engineering firm's independent review found the site was "reasonably complex" because of its proximity to Waitetī Stream, and its potential to increase flood hazard to downstream properties.

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"Any flood

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