Waimakariri District Unlocks Land for Up to 17,000 New Homes, Ohoka Growth Rejected
The Waimakariri District Council has adopted a revised District Plan poised to dramatically reshape the region, opening up land for between 14,000 and 17,000 new homes over the next three decades. However, a proposed 850-home development in Ohoka has been declined by planning commissioners for the second time.
The plan, adopted on Tuesday, will facilitate population growth from the current 74,000 residents to approximately 100,000, with new housing concentrated in Rangiora, Kaiapoi, Woodend, and Oxford. “This is a momentous day and probably one of the biggest decisions this council will make,” stated Mayor Dan Gordon. Councillor Tim Fulton echoed this sentiment, describing the decision as “once-in-a-generation.”
Rangiora Expansion
Meaningful development is planned for Rangiora, including a new subdivision in west Rangiora, construction around the Rangiora Airfield, and expansion of the existing Bellgrove subdivision to the east.These projects are expected to contribute substantially to the district’s housing capacity.
Kaiapoi and Woodend Developments
To the south of Kaiapoi, near Hellers, land has been opened for residential development, and the Beach Grove subdivision is set to expand. In Woodend,a new development is planned for Gressons Rd,while Oxford will see both a new residential development within the town itself and a large lot residential development on Ashley gorge Rd.
Ohoka Development Faces Continued Opposition
Despite the overall expansionary approach,a proposed development by Carter Group at Ohoka has been consistently rejected. Independent commissioners declined the project both in this latest review and previously in November 2023. The decision is currently subject to appeal in the Surroundings Court and was also considered under the Government’s Fast-track Approvals Act.
Fast-Track Approvals and Legislative Challenges
The West Rangiora and Gressons Rd, Woodend developments have also been included for consideration within the Fast-track Approvals Act. The creation of the new District Plan, which began in 2016 and was first notified in september 2021, was complicated by evolving government legislation. Specifically, the introduction of new medium density residential housing standards (MDRS) in November 2021 necessitated a separate consultation process and a variation to the original plan.
These standards, allowing for up to three units and three storeys under certain conditions, have been applied to Rangiora, Kaiapoi, Woodend, Pegasus, and Ravenswood, perhaps unlocking capacity for up to 80,000 new houses. “We could have stopped this process because change was coming, but we needed to create a plan for our district now, regardless of what might change in the future,” Gordon explained. “This plan brings us as up to date as we can be.”
Density and Zoning Updates
The council’s development planning manager, Matt Bacon, cautioned that the actual number of homes built will depend on housing density. “We need to make some assumptions around housing density. Technically it would give us capacity for 80,000 properties,” Bacon said, “But practically we know that is not going to happen.” The plan also introduces updated zoning categories, replacing “rural residential” with “large lot residential” (4 hectares) and “rural lifestyle” (1 hectare), alongside new business zones encompassing town centres, neighbourhood centres, local centres, and industrial areas.
The Waimakariri District Plan is scheduled to be officially notified on July 14, initiating a 30-day appeal period for those who submitted feedback during the planning process. The plan received broad support from councillors, with only Councillor Paul Williams abstaining, citing concerns regarding the inclusion of the MDRS rules. Drop-in sessions are planned to inform residents about the changes.
This plan represents a significant step towards accommodating future growth in the Waimakariri District, balancing development with careful consideration of community needs and environmental factors.
Beyond Bricks and mortar: The Human Impact of Rapid advancement
The Waimakariri District’s ambitious District Plan,while focused on housing numbers,also touches on critical non-housing aspects influencing the lives of the growing population. As previously discussed, the plan anticipates a important population increase to around 100,000 residents. This influx necessitates careful consideration not just of were people will live, but how their daily lives will be shaped by the changing landscape.
One factor requiring attention is infrastructure. The District Plan must balance the rapid construction of new residential areas with the expansion of essential services like schools, healthcare facilities, and transportation networks. Failing to do so could strain existing resources, leading to longer wait times, increased congestion, and reduced quality of life.
Infrastructure Challenges and Opportunities
The development of new suburbs in areas like rangiora, Kaiapoi, and Woodend presents opportunities for integrated infrastructure planning. New roading will be crucial; currently, it can feel like the roads are clogged. In particular, the ongoing projects in and around town centers need effective, efficient road development.
- Transportation: The District Council will need to invest considerably in improved public transport options, including expanded bus routes and potentially increased rail services (though limited by government resources). This is paramount. planning must also incorporate cycleways and pedestrian-friendly infrastructure to encourage sustainable travel choices.
- Schools and Healthcare: The influx of new residents, especially families, necessitates the development of new schools and the expansion of existing educational facilities. This is particularly important in Rangiora and Kaiapoi, where significant residential growth is planned. Healthcare, too, needs strategic planning. Planning services must be factored in; the district is currently under a health challenge.
- Utilities: Ensuring adequate water, sewage, and power infrastructure in new developments is essential. This includes planning for potential environmental impacts and the need for sustainable practices, such as water conservation measures.
Beyond physical infrastructure, the District Plan also influences the social fabric of the Waimakariri District. Creating communities, not just housing opportunities, ought to be a priority.
Building Communities: More than Just Housing
The District Plan’s impact extends beyond simply providing homes; it influences the creation of vibrant and connected communities. The plan should consider factors promoting social interaction and inclusivity.
- Parks and Recreational Spaces: The inclusion of parks,playgrounds,and community centers is crucial for fostering a sense of belonging and providing spaces for recreation,community events,and social interaction.
- Community Hubs: Neighbourhood centers, libraries, and other community facilities are essential for supporting social connections, providing access to data, and promoting a sense of place.
- Diverse Housing Options: Creating a mix of housing types, including affordable housing, can definitely help ensure that the district remains accessible to a diverse range of residents, fostering social and economic inclusivity.
The failed Ohoka development reveals a significant tension in meeting the district’s housing needs. While many areas are expanding, the Ohoka rejection highlights the complexity of balancing growth with community values and environmental considerations. The Surroundings Court appeal and consideration under the Fast-track Approvals Act will influence the future of similar developments.
What is being done to ensure infrastructure keeps up with growth? The District Council coordinates with utilities and other organizations to facilitate infrastructure planning and development, focusing on essential services for a growing population.
How will the District Plan affect community building? The plan encourages community-focused design, with the integration of parks, social gathering places and community amenities for connectivity, while encouraging diversity.
The Waimakariri District Plan is an evolving document. Its success hinges not only on the construction of new homes but also on a holistic approach to community planning, addressing the very real human needs that will emerge as the district grows. Careful consideration of infrastructure and community-building initiatives is crucial to ensure a thriving future for all residents.
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