Housing density back in city’s hands
Senior city councillors hope to have “more control over the look and feel of our city” under a proposed rule changes around high-density housing.
Hamilton City Council was working on plan change 12 (PC12) to accommodate the previous government’s plan allowing three homes of up to three storeys on most sections without extra permissions.
Councillor Geoff Taylor, an opponent, felt it was “egregiously wrong for the spirit of our city” - and is hoping it can be withdrawn now the National coalition has signalled changes.
They would include making it optional to comply with the so-called “three and three” rules, which would have affected Hamilton city and Waikato and Waipā districts.
However, councils will have to prove they have enabled housing growth for 30 years, and two senior city councillors favour focusing on the CBD for intensification.
Taylor told Tuesday’s strategic growth and planning committee hui he hoped the council could withdraw the proposed PC12. Alternatively it could be put out to the public again in a “significantly different” form.
He said PC12 “was so egregiously wrong for the spirit of our city that I felt we shouldn’t have put it out” for consultation.
He felt the council should have “stood our ground” against the previous Government.
“To me a much more natural fit for this council was our previous position of intensifying from the central city outwards.
“Now that things have changed we...can now exercise more control over the look and feel of our city.”
Committee chairperson Sarah Thomson was also keen to look at the plan change again in light of the Government’s signalled changes.
“I think it’s clear that we cannot afford to put in infrastructure we’d need for intensification everywhere.”
She thought intensification could better be focused around the central city and key transport routes.
“Intensification is great when you have access to [amenities] and good public transport.
“It’s not so great when you’re all crammed down a small cul-de-sac with everyone parking on the road and no access to a frequent bus.
“We’ve now got a chance to do intensification right in the city.”
Of any final Government new rules, city planning manager Mark Davey said: “We’re waiting with bated breath to see what the ramifications of these changes are.“
Regardless of whether the likes of “three and three” requirements were ditched, intensification was still due to be required under the national policy statement on urban development, he said.
Currently a draft PC12 was due to be finalised by year’s end. “If we still don’t receive some clarity from the Government soon the council’s going to have to make a call about how it proceeds with that plan change.
“Till we have Government clarity we’re in a really tough position I think.”
Meanwhile, councillor Andrew Bydder queried what the council had learned from its ditching of nine proposed Historic Heritage Areas.
They have faced development restrictions under a proposed Plan Change 9 while their fate was considered.
“That process caused caused quite a bit of stress for residents for some 20 months.” Davey acknowledged such processes were stressful “because it’s affecting private property rights”.
He said ideally it would be better to do wider consultation with the public before such a plan change proposal was finalised for public consideration.
Another 20 areas of Hamilton are still being considered to be HHAs.