Re-think on high-rise housing rules welcomed by councillors
A review of how Hamilton will enable housing intensification is being welcomed by senior city councillors wary of overcrowding, infrastructure headaches and economic risks under the current approach.
The strategic growth and district plan committee yesterday received a report related to the new Government’s decision allowing councils to opt out of medium density residential standards (MDRS) rules.
To do so, they need to show they can provide for 30 years of housing growth.
MDRS - introduced for key urban areas by the last Government with initial bipartisan support - includes allowing three homes up to three storeys high on any city section, subject to various conditions.
But the standards don’t include minimum density controls, sparking fears of overcrowded and “inappropriate” development.
However, the staff report showed Hamilton has enough zoned residential land to potentially allow an opt out. A review is underway of how the city’s Plan Change 12 (PC12) will now enable intensification in light of that.
Deputy chairperson Geoff Taylor - long an opponent of inappropriate intensification - strongly welcomed the review.
It could “reduce the number of suburban centres that we’re looking to have in the city and the multi-storey housing that goes with that” and enable the highest housing density more in central Hamilton.
Taylor hoped the review would lead to greater protections generally over where infill and multi-storey homes could go.
“That’s my hope and I think we’re on the right track.”
Existing housing intensification had provided more homes but it had sometimes led to “heinous outcomes” and the city had been “mined” enough.
PC12 was an “earnest” attempt to respond to the “crazy” MDRS which provided for intensification out of line with “the spirit of the city”.
He hoped signals of a more liberal approach to so-called greenfields new developments, rather than infill, and PC12 changes would see “a much better result for our city”.
Chairperson Sarah Thomson said PC12 changes would let Hamilton take a more realistic approach.
“We cannot afford to be putting pipes, reservoirs and wastewater storage tanks all across the city, all at once, in order to enable intensification.
“We have to be taking this targeted approach in terms of where we allow it... we’re going to have a much more restrictive set of rules.”
MDRS was “on paper” a good idea “but then reality hits”.
“You can’t put in houses if you don’t have the pipes, if you don’t have the water.”
She supported more housing in places where people had access to the likes of frequent buses and other amenities.
The review will include how suburban centres, such as Chartwell and Glenview, are intensified and look at ways to make development easier in “medium and high-density” zones.
The staff report reminded councillors that “ad hoc” growth to densities envisaged under the current rules would hinder the council’s ability 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.”