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Te Kowhai Rd and Exelby Rd, Rotokauri

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Te Kowhai Rd and Exelby Rd, Rotokauri DRAFT FOR CONSULTATION WITH COUNCIL REQUEST FOR SPECIAL HOUSING AREA STATUS PURSUANT TO THE HOUSING ACCORDS AND SPECIAL HOUSING AREAS ACT 2013 ‘Rotokauri North’ Special Housing Area (Stage 1) Green Seed Consultants Limited September 2017 Rotokauri North SHA Request, Green Seed Consultants Ltd 1.0 THE SHA REQUEST AND PROPERTY DETAILS APPLICANT Green Seed Consultants Limited SITE AREA Approximately 60ha – Stage 1 DISTRICT PLAN Hamilton City District Plan (partly operative) CURRENT ZONING Future Urban Table: Legal Descriptions Property Address Legal Description 350 Exelby Road Lot 6 DP S15123 372 Exelby Road Lot 5 DP S15123 383 Te Kowhai Road Lot 3 DP S15123 415 Te Kowhai Road Sec 23 SO 495676 365 Te Kowhai Road Lot 1 DP 314799 371 Te Kowhai Road Lot 2 DP 314799 353 Te Kowhai Road Lot 3 DP 314799 349 Te Kowhai Road Lot 1 DP S72047 341 Te Kowhai Road Lot 2 DP 334215 335 Te Kowhai Road Lot 3 DP 334215 321 Te Kowhai Road Lot 1 DP 485743 329 Te Kowhai Road Lot 2 DP 485743 Rotokauri North SHA Request, Green Seed Consultants Ltd Figure: Extent of Proposed Rotokauri North SHA (Stage 1) 2.0 OVERVIEW Green Seed Consultants Limited (GSCL) seeks that the above sites be identified as a Special Housing Area (SHA) to enable the land to be developed for housing and infrastructure through a private plan change and resource consent process. Investors associated with GSCL have secured approximately 60ha of land in the Rotokauri North area. We have been undertaking investigations associated with the feasibility of, and methods to service this area with infrastructure. This is to advance the development of this area ahead of the timeframes identified in the various Council strategic documents for Rotokauri. The 60 ha represents a first stage; investigations are currently underway to partner with adjoining landowners to extend the area. The area is identified as a development opportunity, as part of the urban growth area of Hamilton. The land exists in large enough parcels to allow investors to agglomerate this into an overall development area in order to facilitate developer-led provision of infrastructure. This is rather than waiting for Council to provide infrastructure trunk mains in the future. In this way the land can be serviced in advance of the Council programme, reducing costs to the Council and community, while providing for housing supply to be brought forward. A significant amount of work has been undertaken by Council through the Rotokauri Strucure Plan (RSP). The Rotokauri Integrated Catchment Management Plan (ICMP) has already Rotokauri North SHA Request, Green Seed Consultants Ltd identified and proven the viability and feasibility of the land to be urbanised as part of providing for residential growth in Hamilton. GSCL is a development entity associated with Ma Development Enterprises Ltd (MADE). MADE, along with its allied partners, investors and consultants have been involved in 25 qualifying developments (QDs) and 7 SHA-based private plan change requests in Auckland. As a consequence, the team have a depth of experience with the Housing Accords and Special Housing Areas Act (HASHAA), along with the provision of trunk infrastructure to new greenfield locations. MADE have been involved in the recent development of Sugartree apartments in Auckland (696 units) and the development of 400 lots and houses in Flat Bush, Auckland. MADE is also the lead company in the development of the ‘Auranga’ housing project involving 167 ha of land west of Drury in Auckland. Auranga was recently rezoned and consented as part of the Auckland SHAs. In Hamilton, our group of investors has been purchasing land in the northern corner of the RSP area (approx. 60 ha secured at present). The original intention was to seek a private plan change request under the Resource Management Act (RMA) when the opportunity arose. However, with the recent Hamilton Housing Accord we see an opportunity to identify the area as an SHA, and in collaboration/cooperation with Council to advance a private plan change and associated QDs. There are statutory precusors to this which need to be discussed in detail with Council. From our experiences of HASHAA and SHAs in Auckland, we are firm believers in the benefits of such an approach and have practical experience in its use and application. We consider HASHAA is effective where land can be agglomerated to allow infrastructure to be funded and developed to support housing supply. We are strong advocates for HASHAA’s focus on housing supply and affordable housing, with Auranga having a stated public commitment to deliver a range of housing opportunities and price points beyond the minimum statutory requirements. In Auranga, developing a strong and vibrant community is fundamental to the vision. It has the scale of a new neighbourhood with its own local centre and primary school (Auranga stages A and B comprise 2,650 houses). We have all seen the monoculture of suburbs with the same 4 and 5 bedroom houses and price points which make it difficult for many to own a home. In Auranga, we are delivering 25% of the housing product at a size of three bedrooms or less, and voluntarily providing a total of 15% of homes at the Auckland affordability standard. 3.0 ROTOKAURI STRUCTURE PLAN Rotokauri is an area of approximately 1,000 Ha on the north-west fringe of Hamilton, close to Hamilton Zoo and The Base. In 2007, it was identified for future urban development within Variation 18 to the then Operative District Plan. At the time the Council’s Growth Model indicated that it was necessary for additional land to be brought forward to meet the City’s ongoing development needs. A new Structure Plan was prepared by Council to guide the long-term development of the Rotokauri area. Approximately 350 Ha of this was rezoned as part of as Stage 1. The RSP identifies residential areas comprising approximately 485 Ha through the western half of the Rotokauri area. In addition to a general residential zone, the Structure Plan makes specific provision for character areas based upon Lake Waiwhakareke and the area's ridgelines, and higher density development related to the Suburban Centre located in the south of the RSP. The RSP provides a high level and logical framework to guide subsequent development of the SHA land. We consider this can be supplemented by a more detailed masterplanning process to determine the final development pattern. Rotokauri North SHA Request, Green Seed Consultants Ltd The land subject to this SHA request is in the north-western corner of the RSP area, to the south of Te Kowhai Road. The land is currently zoned Future Urban under the Partly Operative Hamilton City District Plan. The area of the requested SHA falls into a distinctive catchment, and the requester has sought to purchase land to enable stormwater to be managed (through securing the downstream sites) and for infrastructure and roading connections to be achieved (though securing sites with key road frontages). The land is currently in a mix of rural residential properties and medium to larger scale sites associated with pastoral and horticultural activities. The land has attributes, as recognised in the RSP, which make it ideal for residential development. 4.0 PROPOSAL GSCL proposes the establishment of an SHA within the northern corner of the RSP area. The land subject to the SHA request will accommodate approximately 800 to 1,000 dwellings. If the SHA is confirmed, GSCL would seek to undertake a private plan change1 and subsequent development of the land through QDs. GSCL will fund the required infrastructure and the plan change process in accordance with the Council’s SHA Policy. GSCL will enter into a private development agreement with Council to establish certainty as part of the obligations regarding SHAs, PPC and infrastructure funding. GSCL are experienced in this approach, as applied in its own Auranga development. The interest of GSCL is to undertake the subdivision of the land and development of the houses. We are likely to also partner with other house builders to increase the speed in delivery of houses. With regard to timeframes, GSCL would like to develop the land and construct dwellings as fast as possible. GSC would be looking at similar timeframes to those achieved for Auranga. The development of the Rotokauri land will be staged with the private plan change and QD being lodged within the first year after the SHA has been confirmed. Consent applications for housing will be lodged in 2020. The timeframes proposed are as follows: December 2017 SHA status confirmed June 2018 Private Plan Change and first QD consent application made pursuant to HASHAA legislation. November 2018 Council decisions Engineering approvals Lodgement of further QD applications November 2019 224c certificates issued June 2020 First houses constructed 2020 Consent applications for next stage (further dwellings) lodged 1 Subject to confirmation with Council of the means to achieve the statutory requirements of HASHAA to support a PPC request. Rotokauri North SHA Request, Green Seed Consultants Ltd 5.0 HAMILTON SPECIAL HOUSING AREAS POLICY The proposed SHA has been assessed against the evaluation standards/criteria of the Policy below: Demand for an SHA The purpose of the Hamilton Housing Accord is to bring land and development forward to increase the supply of housing in the City. It is a proactive approach to address not only housing supply but also to arrest increasing housing prices by increasing supply and the variety of housing on market. The supply of large volumes of housing is dependent on greenfield locations. While urban infill and brownfields development is part of the solution, these outcomes are dependent on developers acquiring existing housing and redeveloping these areas.
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