RESIDENTIAL GROWTH STRATEGY - Palmerston North City Council

necessary remedial works necessary to ensure its integrity. However, even in
the event of a breach, the flows would be relatively shallow (i.e. less than 0.5
metres) and slow flowing over most of the site - an exception being an area at
the extreme north west corner, where land would need to be reserved as a
ponding area. Any residual risk from the breach scenario can be managed by
appropriate drainage design – the recommendation is that this is acheived by
designing roads to have a dual function as drainage channels.
Soil quality survey
5.3.13 In order to establish soil quality, Agresearch was commissioned to undertake a
detailed survey of all the preferred growth area options.
5.3.14 For the Anders Road site the survey found that 9% of the area comprises Land
Use Capability (LUC) class 1 soils. A further 34% is recognised as good LUC
class 2 soils which would respond well to drainage. The balance, 57% of the
land area, comprises lower end class 2 soils which have wetness limitations.
There are pockets of lower class (LUC 3) soils, which are poorly drained,
dispersed throughout the area.
5.3.15 Although the majority of soils in this area are identified as high class, the actual
availability for agricultural production is limited by existing development, largely
of a rural residential nature. The survey found that only 49% of the land
remains available for commercial cropping. Furthermore the proliferation of
rural residential development means there are limitations on the potential to
improve drainage of the land, owing to land access and maintenance issues,
together with the inclusions of class 3 land.
Summary
5.3.16 On balance, the advantages of this site on the quality, sustainability, and
efficiency of development are considered to outweigh the loss of predominantly
lower quality Class II land, particularly when the more freely draining class 1
and 2 soils at Te Matai and other riverside areas are available.
5.3.17 As the topography is relatively flat, a high housing yield and variety of housing
stock would be possible. Relatively low infrastructure costs would also allow
greater housing choice, and allow for more affordable housing. There is strong
developer interest in part of this site, as shown by the current Private Plan
Change application with Council, together with other development interests in
this area. This shows a high likelihood that the site, if identified, would be
developed.
Kelvin Grove (Preferred option)
5.3.18 Approximately 50% of the Kelvin grove site, the northern part of the area, lies
within the flight path and air noise contours associated with Palmerston North
airport.
5.3.19 In principle, it is desirable to avoid intensification of residential development
beneath the air noise contours. There are also safety issues relating to
development beneath the flight path. For these reasons, it is considered that
residential development should be confined to the southern part of the site.
5.3.20 The mid-western part of the site is occupied by the cemetery. There are
additional areas of land identified for future cemetery extensions to the east
and south of the existing cemetery.
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