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AEE for Summerset Retirement Village Waikanae(PDF

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AEE for Summerset Retirement Village Waikanae(PDF PROPOSED RETIREMENT VILLAGE 32 PARK AVENUE NGĀRARA WAIKANAE APPLICATION FOR CONSENT UNDER COVID-19 RECOVERY (FAST-TRACK CONSENTING) ACT 2020 SUMMERSET VILLAGES (WAIKANAE) LIMITED MAY 2021 1 CONTENTS 1 INTRODUCTION 4 1.1 PREAMBLE 4 1.2 THE APPLICANT 4 1.3 THE PROJECT 4 1.4 STRUCTURE OF THE APPLICATION 9 2 SITE AND PROJECT 10 2.1 SITE 10 2.2 CULTURAL LANDSCAPE AND FEATURES 12 2.3 PROJECT 12 2.4 NEIGHBOURHOOD DEVELOPMENT PLAN 13 2.5 CONSTRUCTION STAGING 14 3 STATUTORY CONTEXT 15 3.1 STATUTORY FRAMEWORK 15 3.2 PURPOSE OF THE COVID-19 RECOVERY (FAST-TRACK CONSENTING) ACT 2020 16 4 STATUTORY PROVISIONS 17 4.1 PROPOSED DISTRICT PLAN 17 4.2 DISTRICT PLAN MAPS 17 4.3 DISTRICT PLAN 18 4.4 COMPLIANCE ASSESSMENT 28 4.5 REGIONAL PLANS 34 4.6 PROPOSED NATURAL RESOURCES PLAN 34 4.7 REGIONAL FRESHWATER PLAN 35 4.8 REGIONAL SOIL PLAN 35 4.9 REGIONAL PLAN FOR DISCHARGES TO LAND 35 4.10 NATIONAL ENVIRONMENTAL STANDARDS FOR ASSESSING AND MANAGING CONTAMINANTS IN SOIL 35 4.11 NATIONAL ENVIRONMENTAL STANDARDS FOR FRESHWATER 36 5 RESOURCE MANAGEMENT ASSESSMENT 36 5.1 THE RELEVANCE OF SECTION 104 OF THE RMA UNDER THE COVID-19 RECOVERY ACT 36 5.2 ASSESSMENT UNDER SCHEDULE 6, CLAUSE 11 36 5.3 ANY PHYSICAL EFFECT ON THE LOCALITY, INCLUDING LANDSCAPE AND VISUAL EFFECTS 43 5.4 ANY EFFECT ON NATURAL AND PHYSICAL RESOURCES HAVING AESTHETIC, RECREATIONAL, SCIENTIFIC, HISTORICAL, SPIRITUAL, OR CULTURAL VALUE, OR OTHER SPECIAL VALUE, FOR PRESENT OR FUTURE GENERATIONS 56 5.5 CONDITIONS OF RESOURCE CONSENT 59 5.6 OBJECTIVES AND POLICIES ASSESSMENT – DISTRICT PLAN 61 5.7 NGĀRARA MANAGEMENT PRINCIPLES 98 2 6 CONSULTATION 145 7 CONCLUSION 146 3 APPLICATION FOR CONSENT UNDER COVID-19 RECOVERY (FAST-TRACK CONSENTING) ACT 2020 PROPOSED RETIREMENT VILLAGE 3 2 P A R K A V E N U E , N G Ā R A R A , W A I K A N A E 1 INTRODUCTION 1.1 Preamble Summerset Villages (Waikanae) Limited ("Applicant") is applying for resource consent to establish a new comprehensive care retirement village ("Project") at 32 Park Avenue, Waikanae ("Site"). The Site is located within the Ngārara Structure Plan Area as identified the proposed Kāpiti Coast District Plan (Appeals Version). 1.2 The Applicant Summerset is a leading provider of retirement living and has been operating in New Zealand for over 25 years. Summerset owns and operates 31 retirement villages throughout New Zealand and has 10 proposed villages in design at various stages. During this time, Summerset has established an excellent reputation for its specialist service in retirement living and aged healthcare. Through this experience, Summerset has grown its knowledge and expertise in the construction and operation of purpose-built comprehensive care retirement villages that meet the needs of the community. 1.3 The Project 1.3.1 The Proposed Village The proposed retirement village will: Contain 217 independent living units (cottages, villas and townhouses) in various configurations as shown in the application plans; Be centred around a ‘Main Building’ that contains 56 assisted living suites, 20 memory care suites and 43 care beds; Incorporate a range of other ancillary amenities including a bowling green, café, restaurant, swimming pool, library, recreation centre, cinema and resident’s shop; and Provide circulation, parking (including visitor parking) and loading areas. The Project will provide comprehensive care for elderly residents, catering for elderly people requiring different levels of care. It will include independent villas, cottages, townhouses, assisted living suites, rest home and hospital level care and memory care suites (providing care to those living with dementia in a secure environment). This continuum of care concept is seen as exceptional by elderly residents, as evidenced by the high demand for Summerset’s retirement villages throughout the country. ‘Retirement Village’ is an umbrella term given to all types of retirement living. There are in fact two very different types of retirement villages – ‘comprehensive care villages’ and ‘lifestyle villages’: Comprehensive care retirement villages provide a full range of living and care options to residents from independent living through to assisted living, rest home, hospital and memory care (dementia). The residential care component makes up a relatively high percentage of the overall unit mix. 4 Lifestyle retirement villages focus mostly on independent living units with occasionally a small amount of serviced care on a largely temporary basis. When a resident becomes frail over time, usually they would be forced to move from a lifestyle village. This is because care provision is minimal and not suitable as a long-term solution. There is a fundamental difference between a comprehensive care retirement village (as the Project is) and a lifestyle retirement village. Each village attracts a very different resident demographic. Summerset’s comprehensive care retirement villages have an average entry age of late 70s and once the village is fully occupied, the average age across all residents is closer to mid 80s.1 These are residents that chose to live in their own homes for as long as possible and move to a retirement village primarily due to a specific need (e.g. deteriorating health, mobility challenges or for companionship). Many of our residents are widows or widowers. Conversely lifestyle villages cater for a younger, more active early retiree, with a higher proportion of couples. The average age of a resident moving into a lifestyle village is more mid-to-late 60s. Summerset’s proposed village will provide an extensive range of on-site amenities that are suited to older residents’ specialist physical and social needs – including an on-demand mini-van for residents’ shopping and outings, a bar, cafe and restaurant, small residents’ convenience shop, a pool, gym, activities room, pool table, piano, hairdressing and beauty salon, treatment room, bowling green, hobbies shed, meeting rooms, theatre, library, communal sitting and lounge areas, residents’ vegetable gardens and large ‘park-like’ landscaped gardens. These on-site amenities greatly reduce, and in some cases eliminate, usage of Council’s community amenities and facilities by village residents. In addition to the village itself, the supplied Neighbourhood Development Plan ("NDP")2 outlines a potential development of the wider balance land, including areas for future residential subdivision and the potential provision of reserves. 1.3.2 Background to the Project The proportion of New Zealand's population over 75 is anticipated to grow over the next 48 years, with an anticipated increase of more than 1 million (or 17% of the population). In addition, people over 75 are living longer which requires further housing and creates a greater need for age-specific services such as dementia and palliative care. Traditionally, the Government has subsidised a large portion of the aged care sector and with the increasing population, this results in fiscal burden. The Project would be part of an alternative solution to reduce this fiscal burden by meeting the needs of older people. The Kāpiti Coast district is seen as a popular destination for retirees in New Zealand, but the area lacks high quality retirement villages with comprehensive care facilities. The area was one of the earlier adopters of the retirement village model, with the majority of villages built without the expectations of modern-day retirees in mind. Many of the existing retirement villages are older and provide no comprehensive living options. They offer no continuum of care and rely on (rather than supplement) healthcare services provided by District Health Boards. It is estimated that there are 803,000 people in New Zealand aged 65+ years as at June 2020. This number is expected to rise to approximately 885,000 people by 2023, and 1,118,000 people by 2033 - primarily due to the ‘baby boomer’ generation. In effect, the number of people aged 65+ years will almost double within the next 25-30 years. It is also currently estimated that 345,000 people in New Zealand are aged 75+ years (the primary demographic for Summerset’s comprehensive care retirement villages), and this number is expected to rise to over 700,000 nationally within the next 20 years. With respect to the Kāpiti Coast, the population aged 65+ years is expected to increase from 14,000 in 2018 to 17,000 in 2028 an increase of 21%, whilst the population aged 75+ years is expected to increase from 7,000 in 2018 to 9,000 in 2028 an increase of 29%. By 2023, the Kāpiti Coast (including Waikanae and Otaki) will only have aged care living to support 20.1% of the population over 75. Less than half of this will be comprehensive care retirement villages, being 8.8%. In the Waikanae area alone the supply issue is greater, having aged care living supply for only 10.1% of the population and only 4.2% 1 This is based on actual data across 31 Summerset villages. 2 A Neighbourhood Development Plan is a requirement of the Proposed Kāpiti Coast District Plan for an application within the Ngārara Structure Plan area. 5 being provided by comprehensive care retirement villages. The Project would more than double this aged care living supply to 20.6%, and 10.1% being provided by comprehensive care retirement villages. Through the statistics provided above, it is apparent that there is growing demand for Comprehensive Care Retirement Villages and the area lacks supply for these types of villages, and aged care living more generally. Comprehensive care retirement villages provide for a range of retirement living and care options, including independent units such as cottages, villages, townhouses and apartments. It also provides the full range of aged care, including services or assisted living, rest-home, hospital and dementia level care.
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