Rural Residential Land Use Strategy - Palmerston North City Council

More documents

Recommendations

Info

4.2 Managing Supply and Demand The Rural Residential Landbank: A Stocktake 22 Compositional Analysis of Rural Landbank-2011 The Rural Residential Landbank: A Stocktake Type Land Area (ha) Minimum Lot Size Controlled Activity Subdivision (ha) Development Capacity Rural Zone 15005 12 4 Land available. Rural Residential Overlay Rural Residential Areas 15 : 10805 13 1 Land available, Some areas with development constraints and/or development cost issues. 375 Nearing capacity. Easy development optionstaken up, balance land has development constraints e.g. access, costly. Moonshine Valley 76 1.5 At, or near capacity. RURAL RESIDENTIAL LAND USE STRATEGY [ Growth Projections ] Aokautere Rural Residential 299 0.13 Nearing capacity Easy development options taken up. Balance land has development constraints e.g. roading access, costly. Parklands- 26 0.35 Approaching capacity. Aokautere 14 Other: Non-Complying Subdivisions Rural Residential Integrated Developments Kingsdale Park (Consented 2008) Hartwell (Proposed 2011 – Hearing Adjourned) Range of lot sizes: 0.40 - 2.65ha Range of lot sizes: 1370m 2 -15920m 2 5 Stage, 120 lot Subdivision,(Rural Zone and Rural Residential Overlay). 8 Stage, 60 lot Subdivision, (Rural Residential Overlay). 12 Land zoned Rural, subject to 4 ha subdivision (Rule 7.16.1.2 (b)) 13 Land zoned Rural and identified on the Planning Maps for rural residential subdivision (1 ha lots) (Rule 7 16.1.2(b)(iii)). 14 Parklands-Aokautere is zoned Residential, but is considered in this analysis, as the subdivision pattern and resultant residential amenity meets demand for rural living, being larger lots and predominantly un-serviced sections. 15 Land zoned Rural and identified on the Planning Maps as Rural Residential Areas (dotted perimeter): Aokautere Rural Residential Area (R7.16.1.2(b) (i)) and Moonshine Valley (R 7.16.1.2 (b)(ii)).
Subdivision for rural residential development has been a strong feature of consent activity in the Rural Residential Overlay area (1ha lots) and in the general Rural Zone (4ha lots). Monitoring of subdivision consent data indicates that the most prevalent subdivision pattern has been 4-5 lot subdivisions with preferred locations being the foothills of the Tararua Ranges notably: the elevated flats, incised valleys and the Ngahere Park and Forest Hill slopes. Smaller scale, cluster-type subdivisions have also been popular in the north east of the City at Stoney Creek/Tutaki Road and on the upper plains at Kelvin Grove/ Whakarongo. 23 a) The Rural Residential Overlay Most recently, rural residential subdivisions within the Overlay area have trended towards larger scale (in terms of total lot numbers), high design market offerings. This reflects the difficult financial market conditions and the ‘flight to quality’ phenomenon 16 for development capital. It also reflects the significant costs of developing the land types located within the Overlay and the development drivers to maximise overall lot yields to finance expensive roading and service infrastructure. With much of the remaining land in the Overlay being topographically steep (with potential for geotechnical issues) or low-lying, the balance of land in the landbank is likely to be difficult and expensive to develop. High design and high priced sections are the inevitable end result. Against a backdrop of physical and economic constraints, rural residential development is predicted to tail-off until finance and market conditions improve. The indications are already there, in terms of the latest economic monitoring report, which shows that rural residential demand has declined as a proportion of total demand 17 in the past four years. For the Overlay areas, Council can expect to process more non-complying resource consent applications for rural residential subdivisions with a large-scale, multistaged, integrated development format. The RRLUS constructively provides a principle based planning framework to assist with processing these highly technical and complex consents in the rural environment. b) Rural Residential Areas Of note, the early rural residential areas provided in the operative District Plan, of Moonshine Valley and Aokautere Rural Residential, are nearing development capacity. The RRLUS seeks to move away from the ‘blanket’ planning approach for rural residential subdivision in the Overlay area, given the planning, servicing and development costs issues, to a more “principle-based” planning framework signalling a significant reduction in the area identified as potentially suitable for subdivision. Area-specific 16 An expression coined by the property development sector. It refers to the practice especially in recessionary economies, for financial institutions to move away from financing high-risk, lower-cost development and towards funding higher quality, market proven development models. 17 Projections for Palmerston North (September 2011). Rural Residential is approximating 10% of total residential demand (adapted from Table 24: New Dwelling Units by Development Type, 1999-2010). RURAL RESIDENTIAL LAND USE STRATEGY [ Growth Projections ]
Page 1 and 2: Rural Residential Land Use Strategy
Page 3: 1 Introduction to the Rural Residen
Page 6 and 7: 1.2.2 Integrated Growth Management
Page 8 and 9: f) The increased travel costs and r
Page 11 and 12: Strategic Planning Framework and St
Page 13: The Urban Design Strategy directs t
Page 16 and 17: approach for rural residential deve
Page 18 and 19: 18 • On land which is poor qualit
Page 21: 4 Growth Projections 21 4.1 Analysi
Page 25: 4.3 Options Analysis - A more susta
Page 28 and 29: 28 RURAL RESIDENTIAL LAND USE STRAT
Page 30 and 31: 5.2 Rural Residential Development P
Page 32 and 33: 32 RURAL RESIDENTIAL LAND USE STRAT
Page 34 and 35: Category B: Satellite Rural Residen
Page 37 and 38: 6 Summary of Next Steps 37 Once for
Page 39 and 40: one option for meeting demands for

Rural Residential Land Use Strategy - Palmerston North City Council

Create successful ePaper yourself

Delete template?

Save as template?