COMMENT ON LAND USE RECOVERY PLAN REVIEW

Transcription

1 COMMENT ON LAND USE RECOVERY PLAN REVIEW Environment Canterbury PO Box 345 CHRISTCHURCH 8140 By only: Name: Dean and Lorraine Loveridge Address for Service: Aston Consultants PO Box 1435 Christchurch 8140 Attn. Fiona Aston P / E fiona@astonconsultants.co.nz (Signature of applicant or person authorised to sign on behalf of the applicant) Date: May 29, 2015 Topic Areas: Direction and Coordination, Communities and Housing Introduction This comment is made on behalf of Dean and Lorraine Loveridge who commented on the Draft LURP, seeking changes to enable development of their land at South West Halswell for large lot residential purposes. They seek that the LURP Review be amended as requested in their earlier (or such other alternative or additional changes as will give effect to the intent of their Comment. A copy of the Loveridge submission on the Draft LURP is attached to and forms a part of this Comment. Aston Consultants Resource Management and Planning 1

2 SUBMISSION ON PRELIMINARY DRAFT LAND USE RECOVERY PLAN To: Name: Dean and Lorraine Loveridge Postal Address: C/- Fiona Aston Consultancy Ltd PO Box 1435 Christchurch Telephone: Submittor/Background We, Dean & Lorraine Loveridge, own the property at 100 Whincops Road, Halswell, legally described as Lot 1 DP ( the Site ), as shown on Attachment 1. The Site is ( ha) and the western boundary is Knights Stream. There is an existing dwelling on the property, located at the northern end. The northern end of the Site is at the junction of Whincops, Quaifes and Marshs Road and immediately adjoining the South West Halswell growth area. The latter is identified as Urban Priority Area R13 in Map A of the LURP. The Loveridges have recently undertaken further development of the Site by working with ECAN to provide greater access and improvements to water flow from the Knight Stream stormwater detention pond and overflow (located within the neighbouring Fulton Hogan greenfields development). This work involved capital expense for the Loveridges who hired heavy equipment to remove trees and undergrowth. ECAN also hired subcontractors Wood and Tree to remove willow trees. Further work is planned by ECAN with Burnside Contractors to provide improved volume and flow requirements as well as cleaning out the Loveridge s Knights Stream creek. This is of considerable benefit to ECAN who has never given access by the previous owners. Prior to this work the property was heavily overgrown, including the banks of Knights Stream. In this previous state it would have been difficult to utilise this part of the Stream for stormwater management and disposal, as is occurring as part of the Fulton Hogan adjoining residential development. Interests Our interest is in all areas, but particularly in Christchurch City given that this is the location of our property at 100 Whincops Road affected by the LURP. Priority/Response: P5 Increase housing supply to meet demand. R17 Statutory Direction: Amendment as set out in R1 and District Plan amendments as set out in Appendices 3-5. Appendix 2: Amendments to Canterbury Regional Policy Statement Appendix 3: Amendments to Christchurch City Plan: Attitude to Response: Do Differently Changes Requested: 1

3 Appendix 2: Canterbury Regional Policy Statement Amend as necessary to give effect to the intent of our submission. This is to include (but may not be limited to) 1 : 1. Amend Map A to include the Site as part of Urban Priority Area Amend Objective by adding as (f) (f) Providing for limited low density residential development 3. Amend paragraph 5 of Principal reasons and explanation for Objective as follows:- Rural residential and low density residential development is provided for to a limited extent during the recovery period 4. Amend Policy by adding as 3(e) 5. (e) For Low Density Residential Areas in Greenfield Areas identified on Outline Development Plans 2.5 households per ha Reasons for Request: Need for Low Density Residential Sections for Earthquake Recovery/Market Demand & Supply The LURP makes no provision for low density residential development even though there is known to be a very strong unmet demand for this kind of development, and the LURP objectives include providing a greater range of housing types 2 and recognize the desirability of providing for housing choice for those wishing to relocate 3. Limited provision is to be made for rural residential development, required to comprise average lots sizes no less than 5000m 2. Because there is no provision for low density residential sections, the only option for those wanting this type of housing will be larger rural residential lots. This is an inefficient use of land, and does not recognize market demand, contrary to the enabling provisions of the Resource Management Act ( RMA ). This is confirmed by the attached letter from Chris Flanagan, Director, Matson & Allan Real Estate (Attachment 2) who advises:- What people are crying out for are m 2 sections something with a bit of room for the family but also something that is manageable.since the earthquakes there has been a flow of people from the city to the rural areas = these are the sorts of people want to live the rural dream and give their children a semi rural up bringing have room for a tennis court and pool and own a ride on mower. Christchurch City does not have a rural residential development plan (as required for further rural residential growth under Policy 6.3.8) and, it is our understanding that they will not be producing one as they do not want any rural residential development. This is even though the Commissioners decision on Plan Change 1 to the RPS ( PC1 ) suggested such development could be suitable particularly in certain locations including the lower Port Hills and within the 50 dba noise contour in north west Christchurch. So in the City area, there is no provision for rural residential or low density residential sections. Our Site is also an ideal location for low density residential density at the edge of the City but very close and easily accessible to the expanding services and facilities of the adjoining south west growth area, and with a very high amenity setting offering an attractive outlook to the Knights Stream. 1 Amendments are shown as track changes 2 Objective 6.2.1(a) 3 Objective Principal explanation & reasons 2

4 Development Proposal We propose to develop the Site for low density residential purposes. Attached as Attachment 3 is a very preliminary possible subdivision plan, for 10 lots, including the northern lot containing the existing dwelling. The individual sites could be readily accessed from Whincops Road. They would provide an extremely attractive low density living environment in close proximity to the city and easily accessible to the expanding services and facilities of the south west growth area. No geotech investigations have been undertaken to date. There have been no visible signs of liquefaction on the Site as a result of the recent earthquakes and only minor cosmetic damage to our family home, located on the Site. Development Intentions All funding is in place for this rural residential subdivision project. We intend to undertake the proposed subdivision as soon the zoning is confirmed. Sections will be delivered to the market within the next 12 months. Conclusion An adequate supply of residential, low density and rural residential sections is urgently needed for earthquake recovery. This needs to provide homes for both red zoners and the growing rebuild workforce, and cover the full spectrum of housing choice, including low density residential. It is essential that the LURP make provision for low density residential development, especially in the City area, to meet earthquake recovery housing needs, including at our Site which is ideally suited to this kind of development. If the LURP is not amended to make provision for this, it will mean that low density residential proposals such as ours will simply not be able to proceed. This will be a great loss to the recovery of Christchurch, with the risk that those wanting this type of housing will just leave Christchurch, or not come here to assist with the recovery. The very limited existing supply of such housing will escalate in price due to shortage in demand, adding to the already severe housing affordability issue. It is our view that there seems to be a total lack of disregard for choice for Christchurch city rate payers that are either red zoned larger dwelling and section living and also current m 2 section owners now looking to move to a new larger section but withinout the burden of 6ha or 4 ha. We have spoken to a lot of people and the consensus is that the 15 households/ha rule is too small for some of the residents in Christchurch. The choices are just not there in the Christchurch rate payer area, and this is why the outer regions are increasing in population. P5 Increase housing supply to meet demand Attitude to Response Do differently Changes Requested Add additional Response as set out below. No. Response Agency Lead R30 Statutory Direction: TAs, TAs to prepare low density CERA, residential plans under the Local Ecan Implementation Tool Non statutory low density residential plans, Chapter 6 Cost Timing (completion year ending 30 th June) N/A By 1/12/13 3

5 Government Act 2002 and a new policy to Chapter 6 of the RPS providing for low density residential development in accordance with these plans. The amendment to the RPS is to be provided to the CER Minister in of RPS Reasons for Request For reasons discussed above. Signature of person making the response or person authorized to sign on behalf of person making the response: Signed. Date: 21 st April

6 Attachment 1 Location Plan 5

7 Attachment 2 Letter from Matson & Allan Real Estate 6

8 Attachment 3 Preliminary Subdivision Concept 7

9 Appendix 3U - Outline Development Plan John Paterson Dr LIMITED ACCESS McTeigue Rd N Halswell Junction Rd Busch Lane Wigram Rd Marshs Rd LAND USE EXISTING RESIDENTIAL ns Rd Fountains Rd Whincops Rd LIMITED ACCESS Quaifes Rd Murphys Rd A A A A A A A A B B B B B B B B C C C C C C RESIDENTIAL DENSITY A RESIDENTIAL DENSITY B RESIDENTIAL DENSITY C BUSINESS 1 RECREATION RESERVE STORMWATER RESERVE POSSIBLE DISTRICT PARK m Business & Information Services Corporate Support Christchurch City Council Halswell West Plan Change - Proposed Change to City Plan Volume 3 Section 2 Appendix 3U Map : ODP 01 Date : Oct

10 Appendix 3U(a) - Marker Buildings & Focal Points John Paterson Dr N COMMUNITY FOOTPRINT Halswell Junction Rd Busch Lane h TO PORT HILLS Wigram Rd MAJOR INTERSECTION Marshs Rd COMMUNITY FOOTPRINT h Fountains Rd Whincops Rd NEIGHBOURHOOD CENTRE Murphys Rd TO PORT HILLS LEGEND h FOCAL POINTS MARKER BUILDING LOCATIONS MAJOR SIGHT LINES COMMUNITY FOOTPRINT BUSINESS 1 AREA m Business & Information Services Corporate Support Christchurch City Council Halswell West Plan Change - Proposed Change to City Plan Volume 3 Section 2 Appendix 3U Map : FOCAL POINTS 02 Date :SEPT

11 Appendix 3U(b) - Movement Network Carrs Rd John Paterson Dr LIMITED ACCESS McTeigue Rd N P E E E E E E E EEEE E EE EE E E E E E E E E E E E E E EE E E E E E E E E E E EEEE E E k Halswell Junction Rd Busch Lane k P Wigram Rd P Marshs Rd INDICATIVE PEDESTRIAN / CYCLE BRIDGE LOCATIONS INTO RESERVE k P LEGEND E E ROAD WIDENING PUBLIC TRANSPORT ROUTE ARTERIAL ROAD COLLECTOR ROAD LANEWAY PEDESTRIAN/CYCLE SHARED ACCESS Fountains Rd Whincops Rd LIMITED ACCESS Quaifes Rd Murphys Rd k BUS STOP P ROUNDABOUT TWO INDICATIVE PUBLIC TRANSPORT ROUTES HAVE BEEN SHOWN BUT ONLY ONE WILL BE PROVIDED, WITH THE CHOICE TO BE MADE AT THE TIME THE PUBLIC TRANSPORT SERVICE IS ESTABLISHED m Business & Information Services Corporate Support Christchurch City Council Halswell West Plan Change - Proposed Change to City Plan Volume 3 Section 2 Appendix 3U Map : transportation Date : OCT

12 Appendix 3U(c) - Blue Network N Carrs Rd John Paterson Dr UPPER UPPER UPPER UPPER CATCHMENT CATCHMENT CATCHMENT CATCHMENT FLOW FLOW FLOW FLOW Busch Lane NATURALISED OPEN SWALE DISCHARGE POINT TO KNIGHTS STREAM Halswell Junction Rd UPPER CATCHMENT FLOW Wigram Rd NATURALISED OPEN SWALE Knights Stream Marshs Rd LEGEND NATURALISED OPEN SWALE Quaifes Rd Murphys Rd WATERWAYS GROUNDWATER CATCHMENT Fountains Rd Whincops Rd DRY DETENTION POND DRY FIRST FLUSH BASIN WET DETENTION POND m Business & Information Services Corporate Support Christchurch City Council Halswell West Plan Change - Proposed Change to City Plan Volume 3 Section 2 Appendix 3U Map : BLUE 03 Date : SEPT

13 Appendix 3U(d) - Green Network N LEGEND POSSIBLE FUTURE ROAD WIDENING STRIP (5m) CIVIC PARK NEIGHBOURHOOD PARK RESERVE (POSSIBLE DISTRICT PARK) SUBURBAN RIPARIAN PARK URBAN RIPARIAN PARK WETLAND PARK m Business & Information Services Corporate Support Christchurch City Council Halswell West Plan Change - Proposed Change to City Plan Volume 3 Section 2 Appendix 3U Map : GREEN 04 Date : SEPT

14 Appendix 3U(e) - Reticulation Network Springs Rd Halswell Junction Rd Carrs Rd N John Paterson Dr PUMP MAIN TO HAYTONS ROAD Busch Lane Wigram Rd H EXISTING PS 83 TO BE REDIRECTED Knights Stream H Hodgens Rd Marshs Rd EXISTING PS 81 TO BE ABANDONED AND FLOWS DIRECTED TO PROPOSED PS Fountains Rd Whincops Rd Quaifes Rd PROPOSED SEWER PUMP STATION H Murphys Rd LEGEND SEWER GRAVITY SEWER TRUNK PUMPED SEWER SEWER CATCHMENT H SEWER PUMP STATION WATER EXISTING WATERMAIN KEY WATER RETICULATION ROUTE FUTURE TRUNK WATERMAINS m Business & Information Services Corporate Support Christchurch City Council Halswell West Plan Change - Proposed Change to City Plan Volume 3 Section 2 Appendix 3U Map : SEWER Date :SEPT

15 Appendix 3U(f) - Tangata Whenua Layer Diagram Owaka Carrs Rd N John Paterson Dr Huritini / Knights Stream Busch Lane Halswell Junction Rd Wigram Rd Marshs Rd LEGEND Traditional places & sites of significance Hodgens Rd Murphys Rd Significant habitat corridor & waterway (controlled) Fountains Rd Whincops Rd Quaifes Rd Traditional headwaters Proposed indigenous tree planting corridor Viewshaft to Otamatua Te Uru Manuka m Business & Information Services Corporate Support Christchurch City Council Halswell West Plan Change - Proposed Change to City Plan Volume 3 Section 2 Appendix 3U Map : tangata whenua Date : SEPT

16 REZONE TO LIVING G (HALSWELL WEST) ZONE Loveridge's Property - RU2 not economic at all

17 PROPOSED AMENDMENT PROPOSED AMENDMENT PROPOSED AMENDMENT PROPOSED AMENDMENT Loveridge'2 Property Esplande will not be given access PROPOSED AMENDMENT PROPOSED AMENDMENT

18 19 th April 2013 Dean & Lorraine Loveridge Whincops Road To whom it may concern, I have been selling Real Estate in the Selwyn and outer Christchurch City Council region for 27 years specialising in Lifestyle blocks and Farm properties. Over that time and especially in the last 3 years since the earthquakes we have seen a general flow of people from the city to the rural areas these are the sorts of people want to live the rural dream give their children a semi rural up bringing have room for a tennis court and pool and own a ride on lawn mower. I get this question every day from buyers why is it we can only either purchase a section ( m2) or the next best thing is a 4ha bare land block The zoning on the fringes of the city and larger rural townships like Prebbleton Lincoln and Rolleston is not ideal A lot of people don t want 4 ha they have no idea or the skills to look after it. What people are crying out for are 2000 to 3000 m2 sections some thing with a bit of room for the family but also something that is manageable The block of Dean and Lorraine Loveridge have is in my opinion an ideal subdivision it has long road frontage and it is a reasonably short distance from road boundary to the back boundary (creek). They would be good shaped blocks which I think is important they are on the edge of some major residential developing occurring so it is a good natural progression. To the north of their block up Whincops Road there has been subdivision of smaller blocks that occurred some 40 odd years ago and that has worked well. I think it is a matter that needs addressing and being at the coal face I see it is as a problem that won t go away. Done properly I think the subdivision of smaller blocks on the edge of residential areas is a good thing and a demand that needs to be met If I can help in any further way please don t hesitate to contact me Yours faithfully, Chris Flanagan: Director Matson & Allan Real Estate Ltd Matson & Allan Real Estate Limited, Licensed under the REA Act Rolleston Drive, Rolleston 7614 Ph F rolleston@marealestate.co.nz South Terrace, P.O Box 41, Darfield 7510 Ph F darfield@marealstate.co.nz 70 High Street, Leeston 7632 Ph F leeston@marealestate.co.nz