City could be able to opt out of ‘three and three’ housing rules
Hamilton has enough zoned residential land to potentially opt out of controversial “three and three” intensification rules, a new city council report indicates.
The report, from city planning manager Mark Davey, is due to be considered at the strategic growth and district plan committee today.
Under national medium density residential standards (MRDS) rules, Hamilton and some other areas in Waikato are expected to allow three residential buildings up to three storeys high on existing sites, provided various conditions are met. This is designed to help provide more housing in key centres.
But the standards don’t include any minimum density controls, leading to fears of overcrowding and “inappropriate” development.
However, the new Government has signalled that councils can opt out of the MRDS rules provided they have 30 years of “zone-enabled” capacity for housing growth.
The city had 62,700 dwellings in 2022 and this was expected to rise to 100,800 by 2052, the report said.
Now a new analysis of Hamilton’s capacity means staff are confident that enough areas are available to provide for 30 years of “zone-enabled” housing capacity requirements, Davey’s report says.
Further modelling was to be undertaken to help inform the finalising of the council’s proposed Plan Change 12, which was to help give effect to the way housing growth will be accommodated in the city.
“Staff will respond to the most recent Government directions relating to implementing MRDS - ensuring a 30-year supply of zoned land for housing,” Davey’s report said.
Based on the 30-year housing supply testing, adjustments could be made to the three and three controls in the city’s general residential zone.
Staff would consider the permitted number of residential units on a site, as well as building heights, set back controls and have more focus on design standards.
The report reminded councillors that
“ad hoc” growth to densities envisaged under the current rules “will hinder the ability for the council to invest [enough] to support growth”.
“The council is fiscally constrained and cannot invest in upgrading networks on a citywide basis to support further intensification.
“Investment must occur to support growth but the council can only afford this if it is undertaken in a targeted and judicious manner, focused in certain areas.”
Thecouncilalsohadtoensure infrastructure wasn’t “overwhelmed” creating “adverse” effects to the Waikato River, as this would breach obligations under the Crown-iwi Vision and Strategy for the awa.
The council is due to make a final decision on Plan Change 12 by the end of the year.