Our Reference: 12027
6 June 2017
Tasman District Council Email: Michael.Croxford@tasman.govt.nz
Private Bag 4 RICHMOND 7020
Attention: Michael Croxford
Dear Michael
RE SPECIAL HOUSING AREA UNDER HASHA Eden’s – Whitby Road, Wakefield
Following my Expression of Interest dated 26 May 2017 for Dr Gaye Eden and Neil Brown in respect of obtaining Special Housing Area status for land at Whitby Road, Wakefield, I now enclose a full application prepared in accordance with the assessment policy for Special Housing Area requests for Council consideration at their meeting of 22 June 2017.
Should you require any further information or need clarification on any matter, please do not hesitate to contact the writer.
Yours faithfully
STAIG & SMITH LTD
Jane Bayley
Resource Management Consultant Email: jane@staigsmith.co.nz
Direct Dial (03) 545 6883
Analysis of Special Housing Area Request in accordance with the
Assessment Policy for Special Housing Area Requests Under the Housing Accords and Special Housing Areas Act 2013
Dr Gaye Eden and Neil Brown Whitby Road, Wakefield
The Applicant:
Dr Gaye Eden and Neil Brown are the Daughter and Son in Law of Alan Gilbert and Valeria Jeanne Eden, who own Pt Section 81, Waimea South District at Wakefield.
The Applicants considers the development of this land within the recently changed Residential Zone of Wakefield would significantly benefit from becoming a Special Housing Area under HASHA.
The land:
Site: Whitby Road, Wakefield
Legal description: Pt Section 81, Waimea South District, CT NL1D/1076 Valuation: 19370 10000
Zoning: Residential Zone
Boundaries: The boundaries of the site are the clearly defined parcel boundaries, as shown below.
Required Resource Consents:
Once approved as a Special Housing Area (SHA) the Housing Accords and Special Housing Areas Act 2013 (HASHA) requires resource consent applications to be obtained in accordance with section 88, and therefore the Fourth Schedule, of the Resource Management Act 1991. The information requirements therefore remain the same under HASHA are they are under the RMA.
The proposed development will require the following resource consents:
Subdivision Consent;
Land Use Consent;
Earthworks Consent;
Discharge to land/water (stormwater).
Assessment (numbers refer to Policy criteria)
2.1 Location
The location is consistent with the pattern of urban growth as described in the TRMP.
The zoning of the land has recently changed from Rural to Residential in Plan Change 58, which is indicative of this.
Principle 2 of the Policy gives preference to those areas which are either zoned Residential or Deferred Residential.
2.2 Adequate Infrastructure
Adequate infrastructure to service the land either exists or is likely to exist. Details are provided below.
Infrastructure will be designed and constructed in accordance with the relevant provisions of the Land Development Manual, the TRMP and any agreements entered into with the Council.
Stormwater
Stormwater from the subdivision site shall be collected and drained to a detention area prior to discharge to the Wai-iti River.
Water
Connection shall be made to Council’s reticulated water supply.
Wastewater
A portion of the land is able to drain to Council’s reticulated sewer line on Whitby Road.
The balance of the site will require pumping to the reticulated sewer line, either in Whitby Road or to the line to the south, which services Lord Auckland Road.
Roading
As required by Plan Change 58, the land is subject to Indicative Roads, to connect the land with Lord Auckland Road, Whitby Road, and eventually Bird Lane, as shown in Area Map 91 - Update Areas Map 55/10.
As part of the proposal, the links to Lord Auckland Road and Whitby Road would be installed. At a Pre application meeting with Council, discussions were had as to including any upgrades require to Whitby Road to be included in with the improvements to Bird Lane.
A dead end link would be provided to enable the future indicative road to be formed to Bird Lane, however this is outside of the subject land.
Reserves
Within the SHA it is not proposed to form reserves, however as a requirement of subdividing the land, Plan Change 58 requires a walkway along Wai-iti River.
Esplanade reserves and or strips would be proposed, subject to consultation with Council’s Parks and Reserves Team.
Non-Council infrastructure
No issues are anticipated to arise for this development for connection to non-Council infrastructure.
2.3 Demand for a Qualifying Development
The land has recently been rezoned for Residential use, based on the demand for residential land to meet the capacity aimed for in the Tasman Housing Accord.
The Applicants have been advised that a recent subdivision application adjacent to the site has been fully sold from the plans, prior to application for subdivision, which shows that there is a demand for sections in Wakefield.
The Applicants seek to stage the subdivision, with initially larger allotments adjacent to the Rural balance of the land, and connecting to Lord Auckland Road. The subdivision will then link to Whitby Road, with sections being reduced in area.
The Applicants would anticipate 4 stages, with around 4-5 years between each stage.
Staging will depend on the number of lots to be taken to market and on the state of the market.
2.4 Demand for Residential Housing
As part of the Qualifying Development Criteria the minimum number of dwellings / units sought is 40.
This was based on initial thoughts about what the demand was for section types in Wakefield, which ranged with four clusters of ~700m2, ~900m2, ~1500m2 and larger sections adjoining the rural zone, being ~2,000m2.
The Applicants are opening to considering smaller allotment sizes, in accordance with the zoning requirements, in which case, a higher yield is anticipated.
2.5 Predominantly Residential
The proposed SHA is residential\, with a balance rural title.
2.6 Commercial Viability
Based on current demand growth within Wakefield, and the proposed yield of sections, the Applicants consider that the project is both commercially and financially viable.
2.7 Building Height
The following qualifying development criteria are requested:
Maximum Building Height: 7.5 metres Maximum number of stories: 2
The normal residential height limits are seen as appropriate to impose on the proposed SHA.
2.8 Consultation
The Applicants consider it unnecessary, given the land’s zoning, to carry out consultation with any person or party, although in respect to services, the Applicants have undertaken a Pre-Application meeting with Council and have commenced liaison with NZTA.
It is noted however, given the timeframe indicated by the Ministry of Building and Innovation with regards to recommending the making of a Special Housing Area, consultation is not possible for any SHA application ahead of the New Zealand election, because the last date for making a recommendation to the Minister is the 22nd June 2017.
Conclusion
Having undertaken the above assessment, it is considered that:
The proposed SHA meets all of the assessment criteria in 2.1 to 2.8 of the Policy; and
Development of the proposed SHA addresses the aims and intentions of the Tasman Housing Accord.
Dated: 6 June 2017
Jane Bayley
STAIG & SMITH LTD
