Hastings District Council Civic Administration Building Lyndon Road East, Hastings Phone: (06) 871 5000 Fax: (06) 871 5100

REVISED ATTACHMENTS 2-10

PLANNING AND REGULATORY COMMITTEE MEETING Meeting Date:

Thursday, 18 February 2016

Time:

2.00pm

Venue:

Council Chamber Ground Floor Civic Administration Building Lyndon Road East Hastings

ITEM

SUBJECT

4.

ASSESSMENT OF ALTERNATIVE SITES

PAGE

POSSIBLE

RESIDENTIAL

GREENFIELDS

Attachment 2: Area 1 Brookvale Road

1

Attachment 3: Area 2 Romanes Drive

7

Attachment 4: Area 3 Te Aute Road

13

Attachment 5: Area 4 Middle Road

19

Attachment 6: Area 5 Howard Street

25

Attachment 7: Area 6 Ada Street

31

Attachment 8: Area 7 Wall Road

37

Attachment 9: Area 8 Murdoch Road

43

Attachment 10: Area 9 Clive South

49

Area 1 Brookvale Road

Attachment 2

General Information Site Name Brookvale Road Location

Item 4

POSSIBLE ALTERNATIVE GREENFILEDS SITES FOR CONSIDERATION IN HPUDS REVIEW

No. 1

Location Map

Northern Side of Brookvale Road Havelock North

Attachment 2

Size 26.4ha Estimated Yield 270-350 No Properties 16 Average Lot Size 1.79ha Average Density 1.79/ha (ha/Dwlg) Land Value $211,281 Improvement Value $235,143 Capital Value $446,424 Special Comments (anything relevant not covered below) In HUDS 1993 this area, as part of a wider area encompassing Arataki, scored 34.5 out of 50 on the coarse screening Matrix. At its meeting on 14 October 1993 however, the Resource Management Committee endorsed the wider area for further investigation, but with the Brookvale Block being confined to the area south of Brookvale Road, i.e. excluding the blocks considered here.

Note all scores are out of 5 from lowest impact/most beneficial (5) to least beneficial/greatest impact (1) General Resource Management Considerations Soils, drainage and land Use Capability

Score 2

The soils are similar to those upon which Arataki was developed being a combination of Hastings silt loam on sand with imperfect drainage 36 %, Otane silt loam on clay from mudstone with poor drainage 52 % and Ngatarawa sandy loam on gravel with good drainage 12%. The Landuse classification maps identify the land as suitable for cropping and some high performing grassland north of Thompson Road. While the soils may have some limitations and the blocks relatively small, a large portion is already in or has been in productive uses including until recently orchards.

ITEM 4

PAGE 1

Attachment 2

Item 4

Area 1 Brookvale Road

4

There are 16 titles ranging from 1.2 to 5 ha in size, with a few smaller house lots giving an average lot size of around 1.8 ha, all with existing dwellings. The landuse is primarily cropping, some grazing, lifestyle residential with pony paddocks and a contractor’s yard. The lot size and mixture of uses limits full productive use. Landuse Compatibility/Reverse Sensitivity

3

There may be issues with compatibility with adjacent landuses which would need to be mitigated, with the land below it in orchard, cool storage and packing use, and partially by the Birchwood Trusts forest/garden. There is a potential incompatibility with the Contractors depot, but this is likely to redevelop for housing in due course. The area is within 400m of an intensive rural production activity being the mushroom farm, but sits outside the odour plume associated with warm weather and light easterly winds. Boundary Conditions/Urban Edge

3

To the east the property is partially defined by a low river terrace but this would not form a strong natural urban edge to further development. A 30m buffer along the western boundary would be required to create that edge. Overall Conclusion.

12/20

Productive soils with past productive use, but they already compromised to a degree by drainage limitations, fragmented titles and existing dwellings. The lack of strong natural boundary and potential reverse sensitivity issues would need to be mitigated with a buffer reserve.

Connectivity (to wider community employment shopping and services state distance by road where applicable) Access to Hastings/Havelock North CBD ITEM 4

Score 3 PAGE 2

Attachment 2

Number of Existing Dwellings/Titles/Productivity

Area 1 Brookvale Road

Attachment 2

Distance to Other Employment Nodes

3

7ms to Tomoana, 11kms Omahu at Expressway, 6.6kms to Whakatu, 9.5 kms to Hospital Access to Intra Regional Routes

Item 4

Reasonably close and direct to Havelock Nth CBD at 2km, fair to good in terms of access to Hastings at 6kms.

3

Good direct access to SH2 north via Napier Road (5 km), fairly direct access to Expressway North via Whakatu Arterial and Pakowhai Road (14 km- otherwise 0.5km)), fairly direct to SH2 South via Te Aute Road (10kms)

3

No, but possible future route would be nearby. Overall Conclusion.

12/20

Well located for connectivity a far as Havelock North sites are concerned, being on the north side, but otherwise somewhat remote from the main business, employment and social hubs, but with reasonable routes to get to them.

Social Accessibility Considerations (walkable distances?) Distance to Park with Playground

Score 5

Very walkable to Romanes Bike Park (playground), Karituwhenua and Karamu Stream linear reserves (playground), and Guthrie Park sports fields). Distance to Schools

5

Close to Te Mata Primary, Havelock North Intermediate and Havelock North High Schools (walkable 1km120cm – Twyford) (orange) with moderate drainage, silt loam on sand (imperfect WT 30-60cm – Hastings) (Green) with poor drainage and clay loam on silt loam (WT 45cm Class 4 Omaranui Sandy Loam with good drainage properties. These are normal horticultural soils albeit with poorer soil moisture holding capacity. The landuse classification indicates suitability for perennial and annual cropping.

ITEM 4

PAGE 49

Attachment 10

Number of Existing Dwellings/Titles/Productivity

3

The two sites contain a couple of residential dwellings along with associated buildings. The sites are generally in grazing use. The sites are held under two titles and is approximately 5.8 hectares in size. Landuse Compatibility/Reverse Sensitivity

3

A site to the east undertakes Intensive rural production. Boundary Conditions/Urban Edge

4

The site is geographically confined by State Highway 2 in the north-west and residential to the north east with muddy creek located to the east. Overall Conclusion

13/20

While the soils are generally suitable for the productive use the size and shape are limiting factors.

Connectivity (to wider community employment shopping and services state distance by road where applicable) Distance to Hastings/Havelock North CBD

Score 2

9 km to Havelock North CBD 8.5 km to Hastings CBD

ITEM 4

PAGE 50

Attachment 10

Item 4

Area 9 Clive South

Area 9 Clive South

Attachment 10

Distance to Employment Nodes/Distance to Hospital.

2

Item 4

2 km to Whakatu Employment Node 12. km to Hospital 13.5 km to Omahu Employment Node 9 km to Tomoana Employment Hub Access to Intra-Regional Routes

5

The site is located State Highway 2 Nearby Bus Route/Cycleways/Walking

4

Overall Conclusion.

13/20

It is some distance to work nodes and Havelock North and Hastings CBD. While the site scored high on access to intra-regional routes this raises the issue of traffic movement and access onto the roading network.

Social Accessibility Considerations Distance to Park with Playground

Score 3

1.46km to park with playground Distance to Schools

2

1.42km to Primary School There are no Intermediate or High Schools located in Clive Distance to Supermarket/Superette/Dairy.

2

954m to Dairy Distance to other Doctors Surgery/Hair Dresser other Local Retail/services.

4

854m to Doctors. 803m to Hairdresser 894m to centre of Clive retail/services Overall Conclusion

11/20

Apart from Intermediate or high schools, the site is in a reasonable proximately to locale amenities such as dairy, doctors and hairdresser.

ITEM 4

PAGE 51

Attachment 10

There is a bus stop 756m which links between Napier, Havelock North and Hastings but the local service is only at the beginning and end of each day.

Attachment 10

Score

Water  Existing situation and Issues – Not reticulated to the boundary and capacity is limited.  Works Required – Network extensions and capacity upgrades to service development.  Estimated Costs - $250,000

4

Waste Water  Existing situation and Issues – No connectivity at present and no gravity option available.  Works Required - New infrastructure and pump station with downstream network upgrades required.  Estimated Costs - $350,000

3

Stormwater  Existing situation and Issues – No gravity solution available. Overland flow will cause flooding.  Works Required - Detention area for containment and pump station to control discharge to the Muddy Creek system.  Estimated Costs - $500,000

3

Roading

3

 Existing situation and Issues – Traffic generated would be in excess of 700veh/day. All this vehicles should be serviced by a Read Crescent and Mill Road. Possibility of connecting with SH2 should be explored as a second option. Intersections of Mill road/ Read Crescent and Mill road/ SH2 would be improved.  Works Required – - 2 intersections (1.5M) – Priority 1 - Urbanize one side SH2 for 0.45kms. (0.45M) – Priority 2  Estimated Costs - a very rough order costs for roading could be in the vicinity of 2.0-2.5 million

ITEM 4

PAGE 52

Item 4

Services

Attachment 10

Area 9 Clive South

Attachment 10

Overall Conclusion

13/20

Comparatively high serving costs for the yields achieved.

Market Considerations Ground Conditions/Development Costs

Score 2

With the location of Muddy Creek to the east the site may need a geotech report on land stability. Hazards and Mitigation Costs

2

Likely to have agrichemical residues. High liquefaction Current Market Appeal/Price Expectations

3

Middle with moderate demand Scale

3

The scale of the properties would allow for efficient development of the site.

ITEM 4

PAGE 53

Attachment 10

Item 4

Area 9 Clive South

Attachment 10

Overall Conclusion:

10/20

Issues around soil contamination and liquefaction is high with potential to make development of the site more costly

Community Values Affordability

Score 4

Item 4

Area 9 Clive South

Being at the medium market value this should provide an opportunity for affordable new housing. Choice

4

Would add another level of choice for Clive. Landscape/ Natural Values Impact

4

Heritage/Cultural Impacts

5

None known Overall Conclusion.

16/20

Few Issues with having any impact on community values and providing a locational choice that has been relatively popular in the past.

ITEM 4

PAGE 54

Attachment 10

None known