RESOURCE MANAGEMENT ACT 1991

CHRISTCHURCH CITY COUNCIL

SUBMISSION ON THE PROPOSED HURUNUI PROPOSED DISITRICT PLAN 2015

Submitter Details Name: Ambers Property Development Ltd Postal address:

C/- Aston Consultants Ltd Resource Management and Planning PO Box 1435 Christchurch 8140

Email address:

[email protected]

Phone Number:

03 3322618

Mobile Number:

0275 332213

Contact Person

Fiona Aston

Trade Competition: Ability to gain a trade competition advantage through this submission - No Specific Proposals to Which this Submission Applies: All of the Hurunui Proposed District Plan (‘the Replacement Plan’) but in particular:-

Appendix 5.1.11 Outline Development Plan for Residential 1 (Amberley) Zone

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Urban Planning Map A - Amberley

Submission: Submitter Ambers Property Development Ltd has comprehensively developed Stage 2 and 3 of the Oakfields residential development, located in Amberley. The comprehensive development to date includes the provision of 93 residential dwellings and sites, walking and cycle linkages throughout, environmentally friendly stormwater systems and open space reserves. Ambers Property Development is now in the process of progressing Stage 4 of the wider Oakfields comprehensive residential development, which is located to the north of stages 2 and 3. Aston Consultants Resource Management and Planning

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Background Ambers Property Development Ltd (‘Ambers’) is currently progressing development plans for Stage 4 of the Amberley Oakfield residential development. The adjoining landowner to the west is developing the Tekoa rural residential subdivision which will comprise low density residential development.

Relevant Planning Framework Submissions must be assessed under the provisions of the Resource Management Act 1991, including Part 2 and Section 32 (Requirements for Preparing Evaluation Reports). Section 32 Evaluation Reports An evaluation report under the requirements of section 32 must –

(a) Examine the extent to which the objectives of the proposal being evaluated are the most appropriate way to achieve the purpose of this Act; and (b) Examine whether the provisions in the proposal are the most appropriate way to achieve the objectives by – (i)

Identifying other reasonably practicable options for achieving the objectives; and

(ii)

Assessing the efficiency and effectiveness of the provisions in achieving the objectives; and

(iii)

Summarizing the reasons for deciding on the provisions …

Ambers Property Development Ltd considers that the provisions of the proposal, with the amendments sought in this submission are the most efficient and effective way of achieving the objectives. Details of Submission

Ambers Property Development Ltd supports the Proposed District Plan provisions subject to the amendments below:1) Rationalisation of R2 Zone as shown on Appendix 5.1.11 Outline Development Plan for Residential 1 (Amberley) Zone and Planning Map A Amberley 2) Amendments to Rule 5.5.8 1 (Subdivision – Lot Sizes) 3) Revisions to A5.1.11 ODP Aston Consultants Resource Management and Planning

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Rationalisation of R2 Zone Ambers seek to rationalise the boundaries of the R2 zone as it applies to the Oakfields development north of Amberley Beach Road, as per Appendix A.

Ambers consider that the proposed amendment will rationalise the current R2 zone boundary and provide for more logical and cohesive boundaries. At present, the southern portion of the existing area zoned R2 has been developed as reserve (refer to Appendix A), and therefore replacement R2 land is required to provide for higher density residential development in close proximity to the town centre. The location (as shown in Appendix A) is ideal for higher density living given the proximity to existing and proposed services including:

Medical centre in Hilton Drive (a continuation of Pound St)



Supermarket and pharmacy and other retail facilities within the existing commercial area to the west, which is proposed to be extended.



Convenient access by a variety of transport modes. That being residents will be able to access the commercial area by foot/bike via the southern reserve area which links to the commercial area, or vehicle access via Johnson Avenue & Pound Street.

In addition to this, the amenity of the Clifford Place residents adjoining to the west (zoned Residential 1A), will be not be affected by the proposed rationalisation of the boundaries, as Subdivision Rule 5.5.8 1(c) – ‘Standards for controlled activities’ requires:-

(c) For the subdivision of allotments in the Residential 1A Zone, the minimum allotment area for any allotment created which adjoins any existing allotment serviced by Clifford Place or Johnson Avenue shall be 700 m2.

The above zoning is therefore considered to be the most appropriate method having regard to efficiency and effectiveness to give effect to the Proposed District Plan objectives than the partial R2 and part R1A zoning of the land as notified. The most relevant objective and policy in support of the propose rationalisation of the R2 boundaries is:Aston Consultants Resource Management and Planning

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Policy 4.11 To provide for high density residential developments in close proximity to the town centres of Hanmer Springs and Amberley, provided such developments are designed to maintain a sense of spaciousness and greenery, and are undertaken in accordance with an approved concept plan. The rationalised R2 boundary is consistent with Policy 4.11. There is a generous green link and reserve along the southern boundary (as identified in Appendix A) and the location is in close proximity to the town centre commercial and community facilities as outlined above.

Amendments to Rule 5.5.8 1 (Subdivision – Lot Sizes) An amendment to the Table in Rule 5.5.8.1 is sought as follows:-

Zone or management area Residential 1A Zone, for lots

Minimum lot area 1100m

2

Minimum average lot area 700m2

created which adjoin Amberley Beach Road or a Rural lifestyle or Rural Zone, excluding lots adjoining the R3 Zone shown on the Appendix 5.1.11 Outline Development Plan for Residential 1A, 2 and 2D (Amberley) Zones as ‘minimum lot size 400m2, average lot size 700m2’, where the minimum lot size shall be 400m2.

This amendment is in the vicinity of a proposed walkway and cycle link to the Teoka rural residential area to the east. Standard size residential lots are appropriate in this location to offset

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the development costs associated with formation of this linkage. Given the small area involved there will be no noticeable difference in amenity effect for the adjoining Teoka subdivision. Revision of A5.1.11 ODP Appendix 5.1.11 of the Proposed District Plan provides an approved Outline Development Plan for Residential 1 (Amberley) Zone. Ambers seek that Appendix 5.1.11 of the PDP be amended to include the R2 zone adjoining Claremont Crescent and Johnson Avenue as shown on the Appendix A map, as this reflects the pattern of approved and consented development and the proposed R2 development area (as outlined above); to include the small area adjoining the R3 zone to the east (Tekoka) where the minimum lot size will be 400m2 not 1100m2 for the reasons outlined above. Furthermore, Appendix 5.1.11 is inconsistent with Planning Map A – Amberley which indicates that the area north of Hilton Drive is zoned Residential 2D (minimum lot size 2000m2). This is at odds with approved Appendix 5.1.11 ‘Outline Development Plan for Residential 1 (Amberley) Zone’, which has the said area zoned Residential 2. Ambers therefore seeks that Appendix 5.1.11 be amended to reflect the correct location of Residential 2 (as set out above) and the area north of Hilton Drive be correctly shown as Residential 2D. Ambers further seek that the heading ‘Outline Development Plan for Residential 1 (Amberley) Zone’ be amended to correctly reflect the inclusion of the R2 zone and other correct zoning references consistent with Planning Map A ie ‘Outline Development Plan for Residential 1A, 2 and 2D (Amberley) Zones’.

Specific Relief Sought: 1)

Rationalise the boundaries of the R2 zone as it applies to the Oakfields development north of Amberley Beach Road, as per Appendix A.

2)

Amend Appendix 5.1.11 of the Proposed District Plan as per Appendix B to: 

include the R2 zone adjoining Claremont Crescent and Johnson Avenue as this reflects the pattern of approved and consented development.



Land north of Hilton Drive shown as R2 be correctly referred to as R2D



Identify a small portion of the boundary with the adjoining the R3 zone to the east where the minimum lot size shall be 400m2 and average lot size 700m2.

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

the heading ‘Outline Development Plan for Residential 1 (Amberley) Zone’ be amended to correctly reflect the above ie. ‘Outline Development Plan for Residential 1A, 2 and 2D (Amberley) Zones’.

Other Any consequential, further or alternative amendments to the Proposed District Plan to be consistent with the above and to give effect to the intent of this submission and the interests of the Submitter.

Reasons for Relief Sought:

1. For the reasons outlined above. 2. The Proposed District Plan provisions are inconsistent with and do not give effect to the Resource Management Act 1991, including Part 2 and Section 32. 3. The Section 32 Evaluation Report in support of the provisions of the Proposed District Plan sought to be changed by this submission are inadequate and inconsistent with the RMA. We wish to be heard in support of this submission

If others make similar submissions we will consider presenting a joint case with them.

………………………………………………………………………………… (Signature of applicant or person authorized to sign on behalf of the applicant)

Date: July 3, 2015

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Appendices: Appendix A Proposed Development Zones Appendix B Revised Appendix 5.1.11 Outline Development Plan for Residential 1A, 2 and 2D (Amberley) Zones

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Appendix A Proposed Development Zones

PO Box 37, Amberley 7441, New Zealand email [email protected]

Appendix B Revised Appendix 5.1.11 Outline Development Plan for Residential 1A, 2 and 2D (Amberley) Zones