Reports
Here you can read the documents that we have lodged with the Waimakariri District Council and also the reports we commissioned before preparing those documents.
Ohoka Plan Change Request to Waimakariri District Council
This document by Novo Group contains the original request (submitted 1 December 2021) and has been updated with amendments from the RFI response (submitted 4 March 2022), as well as an amendment in June 2022 that amended the infrastructure assessment. It contains titles of the site; the location plan; proposed outline development plan, figures and associated text; and the S32 evaluation document including the assessment of environmental effects — all as required by the Resource Management Act 1991.
The request concludes that “the potential adverse effects of the proposed plan change can be adequately avoided or mitigated.” (Item 125)
When looking at the proposal in terms of the Objectives of the District Plan, the report concludes that “the proposed plan change is the most appropriate method for achieving the objectives and policies of the District Plan and the objective of the proposal. Further, it is concluded that the economic, social and environmental benefits of the proposed plan change outweigh the potential costs. On this basis, the proposed rezoning is considered to be an appropriate, efficient and effective means of achieving the purpose of the Act.” (Item 152)
When looking at part two of the Resource Management Act, “the proposed plan change is considered to be an efficient use of the land resource as it provides for the expansion of an existing settlement in a sympathetic manner while adding significantly to development capacity in the District.”
Ohoka Estate Outline Development Plan
Below is the updated outline development plan, which would be the foundation plan for the development going forward.
Urban Design Assessment
The urban design assessment, produced by A+ Urban, focuses on the areas of: Ohoka village settlement form and wider context; site within the village context; proposed development and design drivers; integration; and the urban design assessment of the District Plan’s policies and objectives.
The urban design assessment, produced by A+ Urban, focuses on the areas of: development context of Ohoka; the proposal and design drivers; integration, character and amenity; and urban design assessment of District Plan policies and objectives.
The key design drivers include:
Land-based design philosophy, including naturalising existing waterways; providing building setbacks and landscaped margins to waterways and springs with a focus on tree planting; and introducing native plant species within stormwater management areas to add to the biodiversity of the site.
Strengthening the village’s identity, including creating a residential environment compatible with the existing development pattern and growing through carefully staged development; providing opportunities for commercial and community facilities to be integrated into the village centre; and creating streetscapes that are reflective of the rural character.
Creating a community through connectivity, including introducing a strong interconnected pedestrian and cycling network with high amenity; embedding the networks through naturalised waterway margins, stormwater treatment areas and new green links throughout the site; and creating a new direct interface with the Ohoka Domain.
The design concept of the proposed development that underpins the Outline Development Plan (ODP), has taken all the policies and objectives related to the urban environment into consideration and responded to the specific needs and sensitivities of the distinct character of Ohoka village. The combination of the ODP graphics and narrative will provide the necessary guidance for the subdivision design process and ensure that all design outcomes will be achieved.
Landscape and Visual Impact Assessment
The Landscape and Visual Impact Assessment has been completed by DCM Urban Design Ltd and concludes, “in terms of landscape character (including natural character) and values of the area, subject to the mitigation measures proposed (as can be found in Section 4 of the assessment), the proposal will result in an acceptable magnitude of change on the existing rural landscape character and values. The existing character of the plan change area is already highly modified and with the proposed mitigation measures both protecting and enhancing existing waterways, the proposal will retain existing natural features. The semi-open character of the site will change to a character which is more dense and compartmentalised (similar to the properties on the eastern side of Whites Road) but can be partially mitigated through fencing controls and landscape planting to retain a high level of amenity.”
“In terms of visual amenity, the adjacent rural properties will experience a change in the openness of views across the space. Adjoining residential properties, current and future, overlooking the plan change area have a mix of open, partial, and screened views of future development. The changes in the landscape experienced by these residents are considered Low given the character of the existing environment, the existing high level of compartmentalisation and the ability to retain/create a high amenity environment along both Whites and Bradleys Roads.”
Economic Assessment
This assessment completed by Brown, Copeland & Co Ltd, addresses potential economic benefits and costs associated with the plan change proposal.
These include:
Additional employment, income and expenditure generated by the proposal, including increased economies of scale, increased competition, reduced unemployment and underemployment, and increased quality of central government provided services
Increased competition and choice in residential housing markets, in a manner that is consistent with the National Policy Statement on Urban Development (NPS-UD)
Benefits from potential (but unconfirmed) educational facilities or retirement village activities through additional economic activity for the local economy during their construction and operation
The internalised costs of lost agricultural production, which are not borne by the wider community
Utility costs, which will not arise in a manner that requires cross-subsidisation by other ratepayers, residents or businesses within the Waimakariri District
Transport costs, which may arise relative to residential development in closer proximity to centres of employment, commercial activity, etc. However, such transport costs are internalised to future residents, or externalised in respect of potential road accidents, congestion, greenhouse gas emissions, etc., which are likely to be similar to alternative semi-rural residential development sites within the Waimakariri District
Geotechnical Assessment
The assessment by Tetra Tech Coffey New Zealand concludes that, “the site investigations (22 test pits and 12 supplementary/nearby data points) and preliminary liquefaction assessment indicates that the site is TC1-like. Other geotechnical hazards (erosion, slippage and inundation) are considered low to very low risk with appropriate future engineering design. Our assessment has considered the items required by Section 106 of the RMA and in our opinion the site is considered geotechnically suitable for plan change and future subdivision. Further investigations and design will need to be carried out at the subdivision consent stage.”
Infrastructure Assessment
The infrastructure assessment, completed by Inovo Projects with inputs from Paddle Delamore Partners Ltd (PDP), reviews the proposed plan change site in relation to wastewater, stormwater and flood risk, potable water, electricity/telecommunications, roading, and earthworks.
The assessment concludes, “from an overall infrastructure perspective, the proposed plan change can be supported by a combination of extending existing infrastructure from neighbouring subdivisions (electricity and fibre) and the provision of new water supply, wastewater infrastructure, and stormwater treatment options to service the development areas.”
Ecological Assessment
The ecological assessment by Aquatic Ecology assessed the ecology of the site through a fish survey and detailed site examination of the existing waterways and waterbodies.
From the fish survey, “four fish species were identified, the native longfin eel, shortfin eel, upland bully, and the introduced brown trout. Of these, the longfin eel has a conservation status of declining. The other species do not have a conservation status. Notably, we did not identify the Canterbury mudfish, and we are confident that this endangered species does not reside in the land parcel, partly due to the widespread distribution of other predatory and competitive fish species.”
From the detailed site examination of the existing waterways and waterbodies, the assessment recommends various development setbacks as listed below:
10 meters from the Ohoka Stream tributary, Groundwater Seep, Northern and Southern Spring Channel and South Ohoka Branch
20 meters from the northern springhead identified on the ODP
30 meters from the large southern springhead identified on the ODP
5 meters from the un-named waterway along the furthermost southwest boundary of the ODP area.
Both the Outline Development Plan and the text associated with the plan include the recommended development setbacks. The assessment concludes that “the change of land use from rural to residential and commercial will maintain and/or improve the current ecological status of the land within the plan change area”, provided the habitat requirements, waterway realignment, and setback recommendations are implemented.
Integrated Transport Assessment
The Integrated Transport Assessment produced by Novo Group considers the transport environment in the vicinity of the site, the proposed transport connections provided by the proposed ODP, and the transport-related impacts of the likely traffic volumes. The author is satisfied that the level of development enabled by the proposed plan change does not give rise to undue road network safety and efficiency effects.
Furthermore, the assessment concludes that “the key intersections are predicted to operate satisfactorily, and it is noted that the Tram Road / Bradleys Road / McHughes Road intersection is planned for an upgrade in the Waimakariri District Council Long Term Plan.”
Widening has been identified as being required to:
Tram Road (regardless of this plan change);
Bradleys Road (regardless of this plan change);
Whites Road — where some widening is required without the plan change and further widening required as a result of the additional traffic associated with this plan change
Mill Road — where some widening is already required but additional widening has been identified to accommodate the traffic associated with this plan change.
Preliminary Site Investigation Report
This preliminary site investigation report was completed by Tetra Tech Coffey New Zealand to identify any potential contamination activities or sources of contamination that may have occurred or exist at the site. This is a standard requirement when requesting a plan change for a piece of land.
The report concludes that “the site is considered to be suitable for subdivision, however, Coffey recommends soil characterisation samples are taken from targeted locations of concern and from across the site to create a detailed site investigation (DSI) prior to earthworks consent being granted to ensure elevated contaminates and excessive use of pesticides are not present and to confirm the applicability of the NESCS to the site.”
Assessment of Potential Loss of Productive Land
Reeftide Environmental and Projects assessment reviewed the actual and potential effects of the proposed zone change on the productive potential of land and soils. The assessment concludes, “the soils in the proposed plan change area fall in Land Use Capability (LUC) classes 2 (2.45% or 3.82 ha) and 3 (97.55% or 152.11 ha). Under the Regional Policy Statement (RPS) definition of highly productive soils (Classes 1 & 2), there is only 2.45% (3.82 ha) of such soils. The rest (152.11 ha) are not highly productive. When unproductive areas (e.g. farm tracks, riparian areas, drinking water protection zone, etc) are taken into account the area of versatile (highly productive) soils is only .64 ha.”
Therefore, the quantum of versatile (highly productive) soils that will be lost is not considered to be significant in the context of the wider area — for Waimakariri district or Canterbury-wide.
Mahaanui Kurataiao Ltd Consultation Report
This report provides feedback from Ngāi Tahu and Te Ngai Tūāhuriri Rūnanga regarding the plan change site. It provides matters that are relevant in relation to the Mahaanui Iwi Management Plan. Various recommendations were made by the Kaitiaki to mitigate, avoid and remedy potential adverse effects on tangata whenua values, which are provided within the report and have all been incorporated into the proposed plan change.