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Before the Selwyn District Council Hearings Panel

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Before the Selwyn District Council Hearings Panel BEFORE THE SELWYN DISTRICT COUNCIL HEARINGS PANEL IN THE MATTER of the Resource Management Act 1991 AND IN THE MATTER of a submission by Trices Road Rezoning Group on the Proposed Selwyn District Plan, Definitions Chapter (Submission no. 298) STATEMENT OF EVIDENCE OF IVAN THOMSON ON BEHALF OF TRICES ROAD REZONING GROUP 6 August 2021 SUMMARY STATEMENT 1. The Trices Road Rezoning Group (TRRG) submissions 004 and 005 to the Proposed Selwyn District Plan (PSDP) seek amendments to the PSDP definitions of ‘Town Centre Network’ and ‘Activity Centre Network’. These two submission points complement submissions lodged on the Strategic Directions and Urban Growth Chapters and are aimed at recognising Prebbleton as a growing Township1. 2. TRRG is a group of six property owners with an interest in land adjoining the southwestern part of Prebbleton Township. TRRG has lodged several submissions on various parts of the PSDP as follows: a) Rezoning of rural land at the southwestern part of Prebbleton to a combination of General Residential Zone (GRZ) and Large Lot Residential Zone (LLRZ); b) Inserting a new development plan (DEV-PR 3) to guide the implementation of the rezoning; c) Amending the Definitions of ‘Township Network’ and ‘Service Activity Centre’; d) Amending several policies in the Urban Growth (UG) chapter; and e) Amending the wording of Strategic Direction Objective SD-UFD-02. 3. TRRG have sought the addition (bold and underlined text) of the following amendments to the definitions of ‘Service Activity Centre’ and ‘Township Network’ as follows: Service Activity Centres: (b) ‘Provide goods and services to residents of the town as well as the wider rural area. However there will still be a reliance on the Key Activity Centres for larger scale businesses and more variety in retail and commercial activities. The Selwyn District has two Service Activity Centres being Prebbleton and West Melton. Prebbleton whilst a service activity centre is strategically located close to, and well connected to, Rolleston and Lincoln Key Activity Centres and the large and growing South West Christchurch industrial and business areas. Given this strategic location it can support a wide range of commercial, industrial and residential activities, and a larger population (10 000 +) than anticipated for the secondary west Selwyn Key Activity Centres (i.e. Darfield and Leeston)’; Township Network (3) ‘Service Townships - West Melton, Prebbleton, Darfield and Leeston. Function is based on providing a high amenity residential environment and primary services to Rural Townships and surrounding rural area. Darfield and Leeston act as Key Activity Centres for the wider district Prebbleton whilst a service activity centre is strategically located close to, and well connected to, Rolleston and Lincoln Key Activity Centres and the large and growing South West Christchurch industrial and business areas. Given this strategic location it can support a wide range of commercial, industrial and residential activities, and a larger population (10 000 +) than anticipated for the secondary west Selwyn Key Activity Centres (i.e. Darfield and Leeston);’ and I have attached the entire definitions in Appendix 1. 1 Refer to my evidence on the Proposed Selwyn District Plan, Strategic Directions Chapter 4. The reporting officer has recommended rejecting the TRRG submission. I consider there is merit in what TRRG is seeking to achieve and suggest an alternative approach that would provide the outcome sought in the submission. That approach is to recognise Prebbleton as a sub district centre in the Township Network alongside Lincoln, which will distinguish it from what I consider lower order Service Townships of Leeston, Darfield and West Melton. 5. TRRG lodged several further submissions supporting the Rolleston West Residential Ltd (RWRL), Iport, Rolleston Industrial Holdings Ltd (RIHL) and Hughes Developments to the extent these submissions were consistent with the relief sought by the TRRG and the interests of TRRG. These submitters sought the retention of Activity Centre and Town Centre Network definitions as notified. TRRG does not support this part of these submissions as it is not consistent with the relief they seek as outlined above. Also Jill Thomson (379.020) seeks amendments that could enable the Panel to make changes to or even revisit the Hierarchy. Such changes are also within the scope of the relief sought by TRRG which includes ‘Any consequential, further or alternative amendments to the PDP to be consistent with and give effect to the intent of this submission and the interests of the Submitter’. INTRODUCTION 6. My full name is Ivan Thomson and I hold the position of Senior Planner with Aston Consultants. I have a Master's Degree in Urban and Regional Planning (M.Phil) from Reading University in England. I have 38 years’ post graduate experience in urban and regional planning, and I am a Fellow Member of the New Zealand Planning Institute. 7. My experience includes 30 years at the Christchurch City Council including 12 years' involvement with preparation, hearings and appeals for the former Christchurch City Plan, four years leading an Area Plans programme, with the remainder of my time there being in a leadership/management role, including the Christchurch Replacement District Plan. 8. I confirm that I have read the Code of Conduct for Expert Witnesses contained in Part 7 of the Environment Court Practice Note 2014, and that I agree to comply with it. I also confirm that I have considered all the material facts that I am aware of that might alter or detract from the opinions that express, and that this evidence is within my area of expertise, except where I state that I am relying on the evidence of another person. 9. The key documents I have used, or referred to, in forming my view while preparing this evidence are: a) Selwyn 2031: District Development Strategy (2014). b) Proposed Selwyn District Plan Strategic Directions, Definitions and Urban Growth. c) Canterbury Regional Policy Statement (CRPS). d) National Policy Statement on Urban Development 2020 (NPS-UD). e) Quality Planning Website – Definitions. f) Selwyn 2031 – District Development Strategy. g) National Planning Standards. PURPOSE AND SCOPE OF EVIDENCE 10. My evidence concerns the submission by the TRRG (no 0298) on the Definitions Chapter. I have tried to avoid unnecessarily repeating evidence previously presented as part of Strategic Directions and I refer the Panel to that evidence where appropriate. However, there is a clear relationship between the relief sought in that chapter which I will discuss below in paragraph 20. 11. The TRRG submission needs to be read as a whole and the changes sought to the objectives, policies and definitions are considered a prerequisite to securing the rezoning of the submitters’ land for residential purposes. 12. I have not considered the merits of the rezoning and have confined my evidence to whether the submissions on the Definitions have resource management merit in terms of higher-level documents and other relevant matters. 13. This evidence is concerned with ensuring that the two definitions submitted on accurately reflect the statutory framework established in higher level documents, that the provisions in the PSDP are internally consistent, and Prebbleton is appropriately recognised in the Township and Activity Centre Networks which will enable future planning for the township to be in accordance with its function and community expectations. TRRG SUBMISSION ON DEFINITIONS 14. TRRG sought the following amendments to the Definitions Chapter: (refer to Appendix 1 for full definitions) Submission point 004: Amend the definition of Township Network as follows (a) …… (b) Service Townships West Melton, Prebbleton, Darfield and Leeston Function is based on providing a high amenity residential environment and primary services to Rural Townships and surrounding rural area. Darfield and Leeston act as Key Activity Centres for the wider district. Prebbleton whilst a service activity centre is strategically located close to, and well connected to, Rolleston and Lincoln Key Activity Centres and the large and growing South West Christchurch industrial and business areas. Given this strategic location it can support a wide range of commercial, industrial, and residential activities, and a larger population (10 000 +) than anticipated for the secondary west Selwyn Key Activity Centres (i.e. Darfield and Leeston) Submission point 005 Amend the definition of Activity Centre Network as follows: 1…. 2… 3… Service Activity Centres provide goods and services to residents of the town as well as the wider rural area. However there will still be a reliance on the Key Activity Centres for larger scale businesses and more variety in retail and commercial activities. The Selwyn District has two Service Activity Centres being Prebbleton and West Melton. Prebbleton whilst a service activity centre is strategically located close to, and well connected to, Rolleston and Lincoln Key Activity Centres and the large and growing South West Christchurch industrial and business areas. Given this strategic location it can support a wide range of commercial, industrial, and residential activities, and a larger population (10 000 +) than anticipated for the secondary west Selwyn Key Activity Centres (i.e. Darfield and Leeston). SUB REGIONAL CONTEXT: CANTERBURY REGIONAL POLICY STATEMENT (CPRS) 15. The PSDP Activity Centres Network gives effect to the CRPS centres hierarchy to the extent it recognises Rolleston and Lincoln as Key Activity Centres on Map A - together with Kaiapoi, Rangiora and Woodend in Waimakariri District, as below. Figure 1: CRPS Map A including proposed Change 1 Future Development Areas (orange) Key Activity Centres identified by a star; priority greenfield business land blue; priority greenfield residential land green; existing urban area grey. 16. In terms of the CRPS Prebbleton appears to be a Neighbourhood Centre by default. Objective 6.2.5 Key activity and other centres: Support and maintain the existing network of centres below as the focal points for commercial, community and service activities during the recovery period: 1.
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