Garden City at risk? Christchurch reacts to new housing density rules

Tuesday, 19 October 2021

A law change will allow landowners in major cities to build up to three storeys without resource consent. (First published October 2021)

How will Christchurch’s environment and tree cover factor into a new Government proposal that would force councils to allow denser housing?

That is the question on the mind of some in the Garden City.

On Tuesday, in a rare show of bi-partisanship, Labour and National announced new intensification rules and a speed-up of the Government’s National Policy Statement on Urban Development (NPS-UD).

A proposed new law would allow buildings of up to three storeys on most city sites without any need for resource consent from August 2022. This would apply to landowners in Auckland, Hamilton, Wellington, and Christchurch.

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An example of a three-storey development already happening in Christchurch.

The NPS-UD speed up means by August 2023, councils cannot hinder developments by banning height limits of less than six storeys and requiring car parking in urban areas.

In the context of these changes, Christchurch includes the likes of Rangiora and Rolleston too – two nearby growing towns that are under the jurisdiction of neighbouring councils (Waimakariri and Selwyn, respectively).

Christchurch mayor Lianne Dalziel says she will seek advice from council staff about ways to ensure adequate tree cover at developments where trees are removed.

In response to Tuesday’s announcement, Christchurch mayor Lianne Dalziel said she remained concerned the new rules had not given enough attention to the built environment.

“We will seek advice from staff on alternative mechanisms for ensuring adequate tree cover where trees are removed as part of the development.”

Dalziel said under Christchurch’s district plan, people could already build up to three storeys in residential medium-density zones.

Housing Minister Megan Woods, pictured alongside National leader Judith Collins, at Tuesday's announcement about planning rules.

Dalziel said a streamlined process for the NPS-UD was “a big tick”.

A report completed by the councils of greater Christchurch earlier this year found the area’s population would top 700,000 by 2051 – and 77,000 homes would be needed across the three council areas to accommodate everyone.

Housing Minister Megan Woods said rising house prices and a forecast housing shortfall over the next 10 years showed Christchurch was not immune from the housing shortage.

Helen Broughton, a community board member in Christchurch, says the Government’s new density rules will put Christchurch's status as a Garden City at risk.

“The demand certainly is there, we can't kid ourselves in Canterbury,” she said. “You can't just let Christchurch keep expanding forever across the plains.”

Boosting density around public transport made sense, Woods said.

Helen Broughton, a local community board member who sits on planning hearing panels, said intensive development was already threatening the environment of Christchurch's inner suburbs.

Matthew Horncastle, left, and Blair Chappell, of Williams Corporation. Horncastle says the new legislation will allow more homes to be built.

“What this does is makes things far worse. It affects the whole city.”

The new rules put Christchurch’s status as a Garden City at risk, as more trees made way for townhouses and apartments, she said.

“The council has no ability to stop that.”

Richmond resident and community advocate Greg Partridge said Christchurch and Wellington were under attack.

The natural and built environment was being swept to one side and residents’ voices were not being heard, he said.

“The character of our cities and the wellbeing of current and future generations is no longer considered worthy of protection.”

Dalziel and other city leaders recently put their weight behind a Press-led campaign to have Christchurch recognised as a National Park City, a global movement aimed at enhancing the natural environments of urban areas.

Dalziel and other city councillors have previously pushed back on the NPS-UD.

In November last year, councillors publicly criticised the proposal, with some saying it was an “Auckland policy” and Cr James Gough describing it as “horrifically tone-deaf”.

Williams Corporation managing director Matthew Horncastle said the new legislation was positive.

“It’s a step in the right direction to facilitate and enable the supply of more homes in New Zealand.”

Horncastle said he completely understood why the new rules would frustrate people, but the other side was that house prices were showing no signs of coming under control and more homes were needed to fix the supply and demand.

“We need to be creating more homes.”