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Proposed Plan
Change 43 Residential and Suburban Mixed Use (17/1331)
Cr
Barry joined the meeting at 5.35pm.
Speaking
under public comment, Mr S Logan said that he was a Property Valuer.
The Proposed Plan Change would destroy the character of neighbourhoods and
devalue properties because it would cause shade, darkness, loss of privacy
and ghettoise areas. Intensification could be done incrementally in the areas
of VIC Corner to Ewen Bridge and the eastern side of the railway line, namely
Cambridge Terrace, Epuni, Waterloo and Taita. He added that developers would
be able to build big, characterless box shaped housing with no thought to
design.
In
response to questions from members, Mr Logan said that medium density housing
needed to be in areas where it did not affect the values, peace and quiet
charm of streets, and the emphasis for Residential Intensification needed to
be on the promenade. He added that people would find ways around having to
comply with the Design Guide.
Speaking
under public comment, Mr R Perry said that he lived in Kings Crescent
opposite the proposed line of housing intensification. The Proposed Plan
Change would take away sunlight and views, and the valley floor was already a
damp area. There would be no room for mature trees or traditional backyards
for kids. Education infrastructure was not available in the proposed areas,
and the current increase in housing demand may not be a long term demand.
In
response to questions from members, Mr Perry said that Eastern Hutt School
could barely cope with the current demand. Baby boomers were moving out of
large homes and families would move into them. Intensification should be in
areas where schools had capacity.
Speaking
under public comment, Mr D Darby said that: growth was driven by
employers employing more people and was not driven by increasing the number
of houses; the survey was deeply flawed; there would be negative impacts of
shading, privacy impacts, decreased property values, increased wind effects; there
was an absence of Medium Density intensification west of Woburn Station; three
storey houses would lead to slum dwellings; alternative sites would be in
empty lots near Epuni Railway Station, and the declining retail area; businessess
needed to be retained in Hutt City; and Council needed aesthetic and design
standards. He tabled a 12 page submission.
He
noted information from the Chair that Woburn was excluded from the Proposed
Plan Change because it was zoned as a Special Residential Character Area. He
noted further information that Council had worked with central government for
many years regarding the rebuilding of houses in Epuni, without a result.
Speaking
under public comment, Mr L Tyler said that Lower Hutt was a garden
city and three storey dwellings would irreversibly damage the area’s
character. Properties adjoining the Medium Density areas would have their
amenity values protected, as stated in proposed rule 4F 1, however amenity
values for properties within the proposed Medium Density zones would not be
protected. Furthermore, the rail system could not cope with an increase in
demand without substantially large investment.
In
response to a question from a member, Mr Tyler said that retirement villages
could free up substantial amounts of housing. Areas that would be suitable
for residential intensification were the inner city, the Western Hills and
Petone.
Speaking
under public comment, Mr J Terris said that people were drawn to Hutt
City because of its green space, recreational facilities, environment,
schools and shopping. He further said that he did not see evidence of population
pressure, and he understood that Wainuiomata had population decreases. The Proposed
Plan Change would transform our garden city into a tenement city. He added
that affordable and social housing was important, not three storey tennement
blocks through an area of character.
Speaking
under public comment, Mr J Rider said that he agreed with the previous
speakers. He further said that the online survey framed the questions so that
yes/no answers could not be given and the questions were geared to make the
proposal appear to be a done deal. He requested that another survey be
conducted.
Speaking
under public comment, Mr L Jansen said that he lived in Brunswick
Street and there was insufficient parking on his street for his family to
park four cars. There was insufficient demand for the Proposed Plan Change,
and if the changes were to occur, it would appear on a Land Information
Memorandum (LIM) report which would make it difficult to sell his property.
Speaking
under public comment, Ms M Merrett, representing Friends of Waiwhetu
Stream, said that there would be increased storm water run off if the Proposed
Plan Change was to proceed. Large houses on small sections in the catchment
area of Waiwhetu Stream would increase the flood risk to residents of
Waiwhetu Stream. The catchment area for Waiwhetu Stream was large and covered
approximately 65% of the Lower Hutt population.
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Resolved: (Cr Bridson/Cr Milne) Minute
No. DPC 17402
"That Standing Order
15.2 be temporarily suspended to allow public comment on Proposed Plan
Change 43 Residential and Suburban Mixed Use."
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Speaking
under public comment, Mr P Bassett said that if the Proposed Plan
Change was to go ahead, his back yard, where his children played, would lose
the sun. He considered that this loss would be morally wrong and not an
acceptable change.
Speaking
under public comment, Ms S Lafrentz said that 74% of people in Hutt
City lived on the valley floor and there needed to be more housing on the
hills, or outer areas, or apartments overlooking the river and the Central
Business District. The City needed to retain its reserves instead of selling
them because Hutt City had less reserve land per resident than other New
Zealand cities. The Proposed Plan Change would create over-crowding and the
increase in housing needed to be done with balance. She requested that a
independent commissioner chair a hearing on the Proposed Plan Change, and
that workshops be held for the public in each of the targeted areas.
Speaking
under public comment, Mr R McDonald said that population growth was
not an issue for Hutt City, however the City needed business growth. The only
consultation referenced in the Section 32 report was the Panel consultation. He
said that the proposed Design Guide had some nice designs, however, the
detail could be changed. He further said that traffic and parking had not
been addressed in the Proposed Plan Change. Furthermore there would be
financial implications for home owners that they had not envisaged when they
bought in the Hutt Valley.
In
response to a question from a member, Mr McDonald said that intensification
was flawed for all of the areas identified in the Proposed Plan Change. He
added that the City needed more businessess before it increased the numbers
of houses.
Speaking
unde public comment, Mr D Bradley said that he did not pursue
purchasing a property where the LIM report had shown that a retirement home
could be built nearby. The Proposed Plan Change would affect property values.
He added that he would not have known about the Proposed Plan Change if it
were not for his neighbour telling him about it.
In
response to a question from a member, Mr Bradley said that building plans
could be changed to “get around” design guides. He noted
information from the Chair that the Proposed Plan Change included a
communications plan which would give people months to make submissions.
Speaking
under public comment, Mr D Pettett said that Bristol Square would
become a Medium Density zone under the Proposed Plan Change. Developer
“cowboys” would be able to build without resource consent or
neighbours’ approval. His property would be affected by shade and his
kowhai trees would not survive in shade, therefore, the tuis would also be
affected.
The Divisional Manager, Environmental
Policy elaborated on the report. He updated members that two sections of the
rail corridor were proposed to be zoned so that it was the same as the zone
adjacent to it, consistent with the approach taken elsewhere in the District
Plan. In addition, a commercial premise in Waterloo was proposed to be zoned
as Suburban Mixed Use. He added that he expected issues about the Proposed
Plan Change to be raised during consultation and submissions could be
responded to on their merits.
In response to questions from members,
the Divisional Manager Environmental Policy and the Senior Environmental
Policy Analyst, said that stormwater run off was a significant issue. The Proposed
Plan Change continued with the current permitted activity standard of
30% permeable surfaces in residential areas. Furthermore, Greater Wellington
Regional Council’s (GWRC’s) Waiwhetu Flood Management Plan
process would feed into the District Plan. They added that the online survey
had been done by independent company Public Voice who had considered it to be
a high quality survey. Furthermore, Council had to comply with the National
Policy Statement on Urban Development Capacity. Some residents in Hutt City
would be moving into retirement homes thereby freeing up some housing,
however, more housing would still be required for growth. Hutt City was part
of the Wellington Urban Area and Council was working collaboratively with
neighbouring City Councils to address the demand on housing. They added that
an incremental approach to residential intensification would take a much
longer time period to achieve the desired changes.
The
Chair said that realtors and people moving to the Hutt had observed that
there was a lack of affordable housing. Furthermore, there would be
opportunity to address issues of amenity during the plan change process.
Cr
Barry said that he understood the submitters were concerned about how the Proposed
Plan Change created uncertainty for home owners. The consultation process
would give people an opportunity to submit their concerns so Council could
make an informed decision.
Cr
Milne said that evidence had shown that growth would occur in Hutt City, and
house price rises were evidence of a change in supply and demand. Council had
agreed to its Urban Growth Strategy. He urged people to submit during the
consultation period.
Cr
Cousins said the Proposed Plan Change would allow development to occur in the
future and Council had to meet the requirements in the National Policy
Statement. The Proposed Plan Change would be for the well being of the City.
Cr
Briggs said that consultation on the Proposed Plan Change was required. He
supported a consultation period through to the end of February 2018. He
further said that change was not easy for people and a long drawn out process
would leave people with more anxiety.
Cr
Barry left the meeting at 7.00pm.
Cr
Barry rejoined the meeting at 7.05pm.
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