Contact: homebushresidents@gmail.com

Homebush Road Residents Group

Help us save the Ngauranga green gateway to Wellington.

   
   

 

THE ISSUE

  • Prime Property Group currently has a proposal before Council to have Open Space B land at the city’s Northern Ngauranga gateway rezoned as Outer Residential (District Plan Change 68). The proposal is contrary to the Council District Plan, and various supporting strategic planning documents (e.g. Open Spaces) and provisions of the Resource Management Act.

BACKGROUND/CURRENT STATUS

  • The current proposal seeks an Outer Residential zoning to develop a subdivision on 1.2. hectares of the 14.87 total Open Space B land purchased by Prime Property Group in 2006.
  • In November 2008, WCC called for submissions on the Prime Property Group application.
  • Written submissions closed on 19 December, 2008 and oral submissions were heard April 2-3, 2009 .
  • The Council Officer’s report (Peter Coop of Urban Perspectives) with its recommended course of action was released a week prior to the oral hearing, reiterated much of the content in the developer’s submission while minimising submissions contesting the proposal.
  • The Council Officer’s report stresses a case law precedent as a significant arguement against the Council rejecting the application. [This appears very contestable].
  • The Council decision is currently pending post the oral submissions hearing.

DEVELOPER & SUPPORTER ARGUMENTS

  • Submissions supporting the proposal were made by a Prime Property Group contract manager and two land agents, one being the co-ordinator of a property development lobby group associated with Prime Property Group and the other who is described as a commercial sales and leasing broker.
  • Supporting submissions claim positive effects in having more houses to sell (claiming there are insufficient in Khandallah), the attractiveness of the sites, the assumed increases in public transport use and patronage of local businesses.
  • Prime Property Group claims private ownership entitles them to have the site rezoned for housing.
  • Prime Property Group suggests there will be little impact in the removal of the regenerating native bush.

OPPOSING SUBMISSION ARGUMENTS

  • Submissions objecting to the proposal were made by Cashmere School, Homebush Road Residents Group, Regional Public Health, Councillor John Morrison, individual Homebush Road residents (17) and NZ Forest & Bird. All but the last made oral submissions. The Regional Council and Tenths Trust also made submissions, neither opposing nor supporting but nonetheless pointing out issues that needed to be considered. The Regional Council presented an oral submission.
  • The proposal is contrary to the Council District Plan, and various supporting strategic planning documents (e.g. Open Spaces) and provisions of the Resource Management Act.
  • The matter of private ownership is negated by the fact the land was purchased as Open Space B.
  • The environmental issues are crucial – preservation of the ecological corridor, maintenance of the special character of Wellington harbour and the city’s gateway and the concept of stewardship (preserving natural environment for future generations).
  • The positive effects referred to in the Council Officers report contains inaccurate assumptions when evaluated against the visual effects of similar housing developments, the high availability of property (housing and sections) in Khandallah relative to other Wellington suburbs and the existing strains on the infrastructure.
  • Cashmere School has limited capacity for absorbing further growth in the locality.
  • Legal arguements in the application and referred to in the Council Officer’s report were flawed.
  • The 1.2 hectares which is the subject of the application should not be considered in isolation from the remainder of the Open Space B zoned block.
  • The granting of a zone change will set a precedent if or when further applications are made, with the likelihood of the 14.87 hectares owned by Prime Properties being covered with residential housing.

 

ADDITIONAL INFORMATION

  • Expert witnesses (ecologist and landscape architect) for the applicant have restricted their comments to the proposed 1.2 hectare site and have that suggested restrictions be imposed to protect and enhance the continued natural regeneration of the site.
  • The Greater Wellington Regional Council submitted that a number of restrictive conditions should be imposed if the subdivision proceeds.
  • The Council Officer’s report contends the adverse effects of the proposed subdivision can be managed at the resource consent stage.
  • None of the above has addressed the consequence of granting the application – that is, the precedent will have been established to justify rezoning the 14.87 hectares of Open Space B to Outer Residential, over-riding the intent of the District Plan and the Resource Management Act.

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