Rural-Residential Land Use Strategy Discussion Document - May

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Some areas identified for rural residential or lifestyle opportunities may not offer potential purchasers with the necessary levels of community support or facilities to attract permanent residents, which may then lead to a high turnover rate for new rural-residential sections. The topography and cadastral pattern of some land parcels has seen a prevalence of cul-de-sac developments in many rural residential locations. This roading configuration and development layout is not always conducive to creating strong neighbourhoods or a strong sense of community. Where the perceived development capacity does not reflect actual capacity, this can lead to pressure to subdivide other higher class rural land. In the Rural Zone, there is limited flexibility of rural subdivision lot sizes. While the four hectare block provides more room for landscaping and planting to soften the visual impact of new residential lifestyle development, it can work against the efficient use of land and the protection of the rural land resource for productive activities. Some rural areas are also at great risk of losing their remote rural character or rural ‘look and feel’ through the scattering of rural residential development and the rise of new land use activities (e.g. wind farms) 1. A variety of rural-residential subdivision developments have been provided over the last 25 years. If the Council was to specifically identify more areas for rural residential development, where should these be located? Why? Discussion point three: Rural economy The outlook for the rural sector is positive according to the March 2011 quarterly economic report (PNCC). The export commodity prices continue to rise, which has the effect of offsetting recent exchange rate increases in the 2010 September and 2010 December quarters. Statistics New Zealand estimates for the December 2010 quarter suggest dairy prices increased by 37 % from the December 2009 quarter, while meat prices increased by 14% and wool prices by 34%. The strength of export commodity prices is reflected in favourable economic indicators in Manawatu District and to a lesser extent the Palmerston North and national data. The relationship between property value and subdivision is a complex one. Property value is a reflection of a number of influences including, the extent of development on a property and associated capital cost, the development potential, location, accessibility, and infrastructure provision. The value of property is firstly derived from a combination of land value and improvements: the existing dwelling and associated ancillary buildings such as those used for rural, horticultural and agricultural activities. The capital value is provided by the level/degree of activity and value input, whether it is used for productive activities (such as orchards, market gardens, grazing) and by the capital returns derived from these activities. For rural land where site density is high (i.e. there is an intensive cadastral pattern), then there may be increased pressure to further develop such land, as the ‘subdivision expectation’ is often reflected in the value of the property. Where properties are developed as productive farming units, have a high capital value and there is a consistent pattern of larger landholdings, it is less likely that further ‘speculative’ subdivision could occur. An understanding of property value and economic market conditions is central to addressing resource allocation pressures. 18
Resource Allocation Pressures 1. The current District Plan identifies a large expanse of land for rural-residential development. Should the Council review the current extent of the Rural Residential Area Overlay, which is made available for rural-residential development? Why? Discussion point four: Rural-residential subdivision – development controls and environmental design Subdivision has a significant impact on the design of places and the essence of rural community – from the layout of the roading to the orientation of the lots, the number of sections (lots) and the overall density of development. Some examples of how design can positively contribute to good environmental and community outcomes, include: • designing the subdivision to take into account and respond to natural landforms and features and the wider environment. • roading in a north-south direction to maximise sunlight for properties and houses • providing for a variety of lot sizes and dimensions • setting design controls for infrastructure (water storage tanks), so that these are screened from view. The Urban Design Strategy The Council became a signatory to the NZ Urban Design Protocol in June 2010 and adopted an Urban Design Strategy in September 2010. This strategy presents a vision for the physical development of Palmerston North that will contribute to the City being recognised as vibrant, caring, creative and sustainable. The strategy acknowledges the importance of providing choices of living spaces and lifestyles. It also acknowledges the importance and value of the City’s natural landscapes in providing character to different parts of the City and the benefits of incorporating environmental features in the design of subdivision developments. This strategy presents a few challenges for rural-residential development and directs the Rural Zone Review towards ensuring that rural-residential development occurs in planned locations with clear policy differences between rural and rural-residential development in Council’s strategies, policies and plans. The challenges identified in the Urban Design Strategy are: • desire for city services, transport impacts, loss of productive land and sensitivity to rural activities • interactions with planning for urban areas of the City and infrastructure provision (e.g. roads) The design and control of rural subdivision is crucial for ensuring high quality living and working environments, which are environmentally compatible. 19
Page 1 and 2: Rural-Residential Land Use Strategy
Page 3 and 4: Introduction This Discussion Docume
Page 5 and 6: How to Comment Please send the feed
Page 7 and 8: The minimum lot size for rural subd
Page 9 and 10: The existing rural-residential area
Page 11 and 12: Monitoring of development trends Th
Page 13 and 14: Table 3: Projected Residential Pref
Page 15 and 16: The Strategy development process Th
Page 17 and 18: • Maintaining a balance between a
Page 19: Managing rural residential demand 4
Page 23 and 24: Managing change 10. There is a lot
Page 25 and 26: Glossary Ancillary Buildings - Mean

Rural-Residential Land Use Strategy Discussion Document - May

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