Townhouses, apartments could transform Upper Hutt's streets in proposed district plan changes

Wednesday, 21 July 2021

Upper Hutt needs an extra 5600 houses by 2047. Pictured are new builds at one of the city’s largest subdivisions, Wallaceville Estate.

Proposed changes to Upper Hutt’s district plan suggest the future of the city’s housing is to build upwards.

Upper Hutt City Council’s draft amendments – Plan Change 50 – will encourage more high- and medium -density housing across the city, opening the door for townhouse and apartment developments.

The council’s planning and regulatory services director Richard Harbord said the city’s suburbs stood to be most affected.

“Assuming it lands in a similar format [to the draft], we will eventually see more higher density housing across the urban valley floor.

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Townhouses. like these seen in Richmond, Nelson, could become the norm in Upper Hutt. The draft Plan Change 50 encourages more high and medium density housing across the city, opening the door for townhouse and apartment developments.

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“The transformation will take 30 to 50 years.”

Under the draft, the proportion of suburban residential land would be halved.

Large areas of Trentham, Totara Park, Clouston Park, and Brown Owl are earmarked for medium density housing, allowing developments of up to four storeys.

The draft changes align with the Government’s directive for more housing as outlined in the National Policy Statement on Urban Development.

The Wellington region has been particularly affected by the national housing crisis, fuelled by an acute lack of stock. A shortage of land, labour and materials have resulted in a nearly 30 percent increase in median house prices in the 12 months to June this year, according to the Real Estate Institute of New Zealand’s latest figures.

Enabling the construction of a second dwelling on residential zoned properties is also included in the plans.

Harbord said the national policy statement was a one-size-fits-all plan, and time would tell if it was suitable for areas that were not highly urbanised. Current resource consents suggested there was little appetite for higher density housing in the city’s suburbs, where residents were further away from amenities.

Upper Hutt Mayor Wayne Guppy said a massive projected population growth called for ambitious plans to make space available for housing.

“[Plan Change 50 is] preparing the city for the next 30 years. Actual growth is faster than the highest previous projections, and what you don’t need is piecemeal planning.”

A 2019 housing assessment indicated the city would need an extra 5600 houses by 2047.

The council is seeking feedback on the draft, which will be open from July 23 to August 30. Formal consultation will begin in mid-2022.

The draft also identifies a large parcel of land adjacent to St Patrick’s College, Silverstream as being a possible location for high-density housing. Mystery has surrounded the development of the land owned by the Society of Mary, which administers the school.

The draft outlines a minimum density of 60 dwellings per hectare, with allowances for buildings up to 10 storeys. More than 1000 new dwellings could eventually be placed on the 17.4 hectare block.