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Land Supply Review and the Framework for Growth

The aim of the Land Supply Review (LSR) was to ensure that there is adequate residential and industrial land available for future development over a projected 20 year period (2007-2027). This review was the first since the District Plan was notified for submissions in 1998 and the first comprehensive review of land supply since the District Council came into being in 1989.

• The Framework for Growth 2008
• What's next

Stages

The LSR was initiated in 2006. It is a three stage process:

• Stage 1: Technical assessments and preparation of a discussion paper 
  Analysis of development rates and trends; review of current supply; forecasting for future needs; engaging with stakeholders; identification and technical analysis of broad areas of expansion land; resulting in broad options for growth.
• Stage 2: Options, consultation and adoption of the Framework for Growth (FFG)
  Consultation with the community about the broad options for growth.
• Stage 3: Implementation of the FFG through the District Plan change process
  Plan change documentation, public notification, submissions and hearings in relation to the proposed rezoning of the identified future urban growth areas.

Stages 1 and 2 are now complete. Stage 3 started in April 2008.

Stage 1: Technical assessments and preparation of a discussion paper
The 2006 census confirmed that the trends of population decline experienced during the 1980s and 1990s have been reversed with a modest population increase in the five years to 2006. Over the period 1996 to 2006 the number of dwellings increased by 2,800 (280 per year) across the district, giving a total of 26,877 dwellings on 7 March 2006. This average reflects a period of population decline and low demand for homes (1990s) and the recent growth rates of the five years to 2006.

The changing population patterns have also been accompanied by a restructuring within the business and industrial sectors. Increased spending power has given business the confidence to invest in new premises driving increased demand for industrial land (especially to the east of New Plymouth) and supporting a rise in land values for the first time in over a decade.

The LSR looked at the need for zoning further residential land in those towns which currently have residential zoning and have the potential to grow. This included New Plymouth, Bell Block, Waitara, Inglewood, Okato, Onaero, Lepperton and Egmont Village. Oakura and Urenui were considered separately through the Coastal Strategy Structure Plans. The review also considered the need for further industrial land in the larger towns of New Plymouth, Bell Block, Waitara and Inglewood.

Stage 2: Options, consultation and adoption of the Framework for Growth (FFG)
Land Supply discussion paper (April 2007)
This discussion paper detailed the process undertaken to April 2007. This included the need for land, current land availability and criteria for identifying future land.

• Land Supply Discussion Paper (14 pages 306KB PDF)

Consultation Report (June 2007)
This consultation report is a summary of public comments received to the discussions paper.   

• Consultation Report (35 pages 4MB PDF)

Draft Framework for Growth (September 2007)
This framework for growth sets the direction for future changes to the District Plan. It follows the discussion paper published in April 2007 and builds on the comments received from landowners, stakeholders and the general public. A full summary of these comments is available in the consultation report.

• Draft Framework for Growth September 2007 (21 pages 4.2MB PDF)

Submission Summary
This report summarises the submissions received to the Draft Framework for Growth which were considered at the hearing on 11 December 2007.

• Land supply review submissions summary (14 pages 68KB PDF)

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Council decisions

The 11 December 2007 Hearing Report on the draft Framework for Growth and the amended draft Framework for Growth February 2008 were presented to the Policy Committee on 19 February 2008 and the full Council on 4 March 2008. 

• Hearing report on draft Framework for Growth (54 pages 287KB PDF)
• Amended draft Framework for Growth February 2008 (21 pages 1MB PDF)

On 4 March 2008 the Council approved the final Framework for Growth.

On 27 May 2008 the Council approved additional recommendations for Waitara growth areas.

The Framework for Growth (2008)

• Framework for Growth Final (14 pages 4MB PDF)
• New Plymouth map 1 Final (One page 764KB PDF)
• New Plymouth map 1 close-up Final (One page 614KB PDF)
• Waitara map 4 Final (One page 667KB PDF)
• Onaero map 5 Final (One page 328KB PDF)
• Lepperton map 6 Final (One page 352KB PDF)
• Egmont Village map 7 Final (One page 405KB PDF)
• Inglewood map 8 Final (One page 548KB PDF)
• Okato map 9 Final (One page 393KB PDF)
• Waitara Addendum and map (Three pages 698KB PDF)

The FFG indicated that the urban growth area rezoning plan changes would be initiated over the next 12-24 months depending on demand, complexity of the issues and other policy commitments. Some of the options will require extensive structure planning, consultation and/or resolution of other issues and may therefore need a longer timeframe to complete proposed plan changes for notification. The timeframes are also dependent on progress with improvements to the roading network (particularly New Plymouth and Bell Block).

Provisional prioritisation of the plan changes as indicated within the FFG
Phase 1 (high priority)

Incorporate the Framework for Growth into the District Plan.

Plan Changes for New Plymouth / Bell Block residential land (Areas D, E, H and Q), Waitara (Area A), Inglewood (Areas A, B and C) and Oakura (Coastal Strategy Structure Plan).

Timeframe: Structure planning and/or associated plan change preparation to start in April 2008.

Phase 2 (medium priority)

New Plymouth employment land (area N), Urenui and Onaero.

Timeframe: Structure planning and/or associated plan change preparation to be initiated as resources become available from Phase 1 work.

Phase 3 (future growth areas)

Waitara (Area B) and Smart Rd structure planning (NB: will also consider the inclusion of land immediately to the south of Area N), Egmont Village and Okato.

Following the approval of a plan change, landowners will then need to submit resource consents for subdivision and ground works and undertake basic infrastructure works. On average this takes one to two years before any homes are built.

Once the subdivision is available for sale, the building consent process and house construction generally takes a further six to ten months. It is unlikely that any households will be living in the new growth areas until 2010.

Stage 3: Implementation of the FFG through the District Plan change process

Operative FFG Plan Changes

New Plymouth Areas E1 and E2 (Tukapa, Frankley and Cowling Roads) (Plan Change 25)
This plan change considered the rezoning of about 91 hectares of land identified as New Plymouth Areas E1 and E2 within the FFG from Rural Environment Area to Residential A Environment Area.

However, only about 48 hectares was eventually proposed for rezoning to Residential A Environment Area, with the remaining 41 hectares proposed to remain as Rural Environment Area.

Status: Operative as of 29 August 2011

Notified FFG Plan Changes

Future Urban Development Overlay (Plan Change 15)
This plan change is the incorporation of the FFG into the District Plan.  The Plan Change proposes to identify the future urban growth areas identified within the FFG, the Oakura Structure Plan and the Urenui Structure Plan within the Plan through a Future Urban Development (FUD) Overlay.  Rules relating to the FUD Overlay are also proposed for development and subdivision within, and development adjacent to the FUD Overlay.

Status: A hearing was held on 18 December 2011, and a decision from the Hearings Commission is now pending.Return to top

Inglewood (Plan Change 18)
This plan change considered the rezoning of about 19 hectares of land identified as Inglewood Areas A, B and C within the FFG from Rural Environment Area to Residential A Environment Area.

About 28.5 hectares was eventually proposed for rezoning to Residential A Environment Area, including about 0.6 hectares of Karo Park Open Space B.

Status: A Hearing was held on 22 August 2011 and the Hearings Commission decision notified on 10 December 2011.

What's next?

FFG urban growth area rezoning active investigations

Waitara Area A (Armstrong Avenue) (Plan Change 17)
This involves investigation of about 8 hectares of land identified as Waitara Area A from Rural Environment Area to Residential A Environment Area.

Status: Ongoing investigation and consultation is nearing completion. It is expected the plan change being notified early in 2012.

Bell Block Area Q (Wills Road to Airport Drive) (Plan Change 20)
This involves investigation of about 106 hectares of land identified as Bell Block Area Q from Rural Environment Area to Residential A Environment Area.

Status: A Preliminary Concept Map was released for consultation with Area Q landowners in August 2011.
Ongoing investigation and consultation is continuing with expectation of a draft Structure Plan being released for consultation in 2012.

Bell Block Area N (Egmont Road to Henwood Road) (Plan Change 21)
This involves investigation of about 77 hectares of land identified as Bell Block Area N from Rural Environment Area to Business/Light Industrial Environment Area.

Status: The current focus is on resolving matters related to archaeology, stormwater and roading prior to initiating actual rezoning investigations.

The next urban growth area to be investigated will be Oakura which is anticipated to be initiated in 2012.

Related links

• District Plan (plan changes)
• Framework for Growth
• Oakura Structure Plan
• Urenui Structure Plan
  
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