Setting Qt6_DIR is not enough to find Qt packages

cmake_minimum_required(VERSION 3.22)
project(app)
find_package(Qt6 COMPONENTS Widgets)

cmake .. -DQt6_DIR=/Users/alex/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6

CMake Warning at /usr/local/Cellar/cmake/3.26.4/share/cmake/Modules/CMakeFindDependencyMacro.cmake:76 (find_package):
  By not providing "FindQt6CoreTools.cmake" in CMAKE_MODULE_PATH this project
  has asked CMake to find a package configuration file provided by
  "Qt6CoreTools", but CMake did not find one.

  Could not find a package configuration file provided by "Qt6CoreTools"
  (requested version 6.5.2) with any of the following names:

    Qt6CoreToolsConfig.cmake
    qt6coretools-config.cmake

  Add the installation prefix of "Qt6CoreTools" to CMAKE_PREFIX_PATH or set
  "Qt6CoreTools_DIR" to a directory containing one of the above files.  If
  "Qt6CoreTools" provides a separate development package or SDK, be sure it
  has been installed.
Call Stack (most recent call first):
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6GuiTools/Qt6GuiToolsDependencies.cmake:9 (find_dependency)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6GuiTools/Qt6GuiToolsConfig.cmake:33 (include)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/QtPublicDependencyHelpers.cmake:65 (find_package)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiDependencies.cmake:34 (_qt_internal_find_tool_dependencies)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiConfig.cmake:40 (include)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/Qt6Config.cmake:157 (find_package)
  CMakeLists.txt:4 (find_package)


CMake Error at /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/QtPublicTargetHelpers.cmake:257 (get_property):
  get_property could not find TARGET Qt6::qvkgen.  Perhaps it has not yet
  been created.
Call Stack (most recent call first):
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6GuiTools/Qt6GuiToolsConfig.cmake:56 (__qt_internal_promote_target_to_global)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/QtPublicDependencyHelpers.cmake:65 (find_package)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiDependencies.cmake:34 (_qt_internal_find_tool_dependencies)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiConfig.cmake:40 (include)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/Qt6Config.cmake:157 (find_package)
  CMakeLists.txt:4 (find_package)


CMake Warning at /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/QtPublicDependencyHelpers.cmake:65 (find_package):
  Found package configuration file:

    /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6GuiTools/Qt6GuiToolsConfig.cmake

  but it set Qt6GuiTools_FOUND to FALSE so package "Qt6GuiTools" is
  considered to be NOT FOUND.  Reason given by package:

  Qt6GuiTools could not be found because dependency Qt6CoreTools could not be
  found.

Call Stack (most recent call first):
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiDependencies.cmake:34 (_qt_internal_find_tool_dependencies)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiConfig.cmake:40 (include)
  /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/Qt6Config.cmake:157 (find_package)
  CMakeLists.txt:4 (find_package)


CMake Warning at /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/Qt6Config.cmake:157 (find_package):
  Found package configuration file:

    /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiConfig.cmake

  but it set Qt6Gui_FOUND to FALSE so package "Qt6Gui" is considered to be
  NOT FOUND.  Reason given by package:

  Qt6Gui could not be found because dependency Qt6GuiTools could not be
  found.

  Configuring with --debug-find-pkg=Qt6GuiTools might reveal details why the
  package was not found.

  Configuring with -DQT_DEBUG_FIND_PACKAGE=ON will print the values of some
  of the path variables that find_package uses to try and find the package.

Call Stack (most recent call first):
  CMakeLists.txt:4 (find_package)


CMake Warning at CMakeLists.txt:4 (find_package):
  Found package configuration file:

    /Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6/Qt6Config.cmake

  but it set Qt6_FOUND to FALSE so package "Qt6" is considered to be NOT
  FOUND.  Reason given by package:

  Failed to find required Qt component "Gui".

  Expected Config file at
  "/Volumes/T3/Dev/qt/official/6.5.2/macos/lib/cmake/Qt6Gui/Qt6GuiConfig.cmake"
  exists



  Configuring with --debug-find-pkg=Qt6Gui might reveal details why the
  package was not found.

  Configuring with -DQT_DEBUG_FIND_PACKAGE=ON will print the values of some
  of the path variables that find_package uses to try and find the package.