Subdivision consent pending

A resource consent decision is pending for Universal Development’s 130-lot medium-density subdivision on a 10.9-hectare block on Aubrey Rd, formerly known as Scurr Heights.

Independent commissioners David Whitney and Lee Beattie heard evidence from the developer, planners, and opposers on July 19 and 20.

The subdivision has been marketed and many sections already sold, conditional on a two-year sunset clause should the subdivision not go ahead.

Consented bulk earthworks have already begun and the developer also has resource consent for 32 low-density lots.

Eight opposers live nearby and object to the subdivision’s impact on their views, the resetting of ground levels and other technical aspects relating to site density, layout and design.

Graham Knauf described it as a ‘‘Kowloon Canyon of two-storey houses’’, while Barry Lawrence said ‘‘we shouldn’t be like a South Dunedin or a Chinatown’’.

Befoire the hearing, the council’s consultant planner, Jenny Carter, had recommended the application be refused, because the effects were more than minor in terms of effects on amenity, traffic safety and road function.

Carter’s report recommended several actions the developer could take to reduce those adverse effects. However, in her opinion, the overall effects of the earthworks were less than minor.

The subdivision does not comply with the existing low-density zoning, which has a 700-squaremetre minimum lot size rule, with density of one house per 450sqm.

It offers a range of lot sizes down to 250sqm, with an overall density of one dwelling per 481sqm.

The developer’s lawyer, Warwick Goldsmith, said the subdivision pushed the limits of lowdensity zone objectives and policies but the developer was trying to meet existing market demand for smaller lot sizes as soon as it could, rather than waiting for the outcomes of the district plan review.

He argued the increased density would not necessarily be inconsistent with the character and amenity of low-density development.

The earthworks were to fill in hollows and level off hummocks to allow for practical site development.

Maximum building height limits are either 5.5 metres (for at least 20 specific lots) or 7m for the remainder of lots.