Hobsonville West Harbour Residents &  Ratepayers Assn

Hobsonville Land Company Plan

              Comprehensive Development Plan Application by            Hobsonville Land Company

Motorway Interchange, Campus Runway Park, Base Housing and Triangle Precincts Hobsonville Base Village Special Area

Executive Summary

1.1 Hobsonville Land Company (HLC) has sought approval for a Comprehensive Development Plan (CDP) and associated resource consents covering the Motorway Interchange and Triangle Precincts and the majority of each of the Campus Runway and Base Housing Precincts identified on the Hobsonville Peninsula Urban Concept Plan forming part of Plan Change 13 (PC13) to the Waitakere District Plan. The area subject to the application is some 60ha in size out of the total site area of around 167ha. See attached plans from the Masterplan and Design Guide for the overall site masterplan (Figure 4.1), the illustrative masterplan for the CDP area (Figure 5.1) and a land use plan for the CDP area (Figure 5.9).

1.2 The COP application is different to a typical resource consent application in that the approval of the same will not allow the construction of any specific activity but rather is a precursor to enable activities to occur over the site in the future, subject to further consent processes. In addition to the CDP other resource consents are also sought for future activities that will occur within the CDP area where sufficient information is available to allow the same to be sought at this time. Further subdivision and land use consents will be required once further detailed design work is completed.

1.3 In completing the CDP application there has been an underlying focus on establishing new benchmarks for sustainable urban development in New Zealand. This means elements of the development will be different to that typically found in traditional urban areas. This approach is required through the provisions of PC13 and the Regional Policy Statement as recently amended in respect of urban growth matters.

1.4 The documentation in support of the proposal identifies locations for various activities over the site which includes residential, educational, retail, daycare centres and other non­residential activities at key locations. It also identifies the proposed locations for open space, reserves, walkways and cycleways, bus stops and the main road network.

1.5 Major new roads will be established through the area. Firstly `Squadron Drive' which will be an extension of the proposed motorway off ramp running in a north south direction through the site, connection with Clark Road. The second being `Hobsonville Point Road' connecting with Hobsonville Road at the western end of the Hobsonville Base Village Special Area (outside the area covered by the current COP application) and will extend through the site continuing down the eastern end of the site. In addition to the above there will be number of local roads established through the site that will vary in size and function.

 

1.6 Two school sites are to be provided for. A secondary school site has been identified at the western end of the CDP area. This site will be bound by Buckley Avenue, Squadron Drive, Hobsonville Point Road and a new collector road to the west. A primary school site has been identified at the eastern extent of the CDP area. This site extends into the Future Development Area (FDA) which is outside of the CDP area but for the most part falls within the Campus Runway Park Precinct.

 

1.7 In terms of other non-residential activities at the site two areas are identified to be set aside for retail activities and other non-residential activities. The first is on the south-western side of the Squadron DrivelHobsonville Point Rd intersection. The second area is located on the north western corner of intersection of Hobsonville Point Road and the road running south east/north west fronting the Linear Park. Provision has also been made for the establishment of two daycare centres over the site.

 

1.8 In terms of the residential aspect of the proposal, being the dominant activity over this particular portion of the overall site, seven different housing typologies have been developed and these are described in the Masterplan and Design Guide accompanying the application.

 

1.9 The CDP application has been structured as follows:

 

Introduction

Background and Site Locality

General Description of Proposal

Resource Consents Required

Assessment of District Plan Rules and Standards

District Plan Objectives and Policies

Statutory Considerations Development Framework

Assessment of Environmental Effects

Sustainability

Development Contributions

Consultation

Conclusions

 

 

1.10 The above are self explanatory and for the most part are typical of what would be found in most consent applications. Two sections that are not typical are Section 8 (Development Framework) and Section 10 (Sustainability).

 

1.10 Section 8 of the COP application sets out a series of standards and controls which will form part of the framework that governs future activities over the site. In addition to these there are provisions in PC13 and the Operative District Plan which must be addressed when future consent applications are made. All residential buildings require consent for a controlled activity where non-residential activities will require limited discretionary consent. As such, following the approval of the present application Council will still retain control over the ultimate development that will occur over the site.

 

1.11 Section 10 reiterates HLC's commitment to sustainability and identifies how such outcomes will be achieved through the development of the site. HLC have developed a Sustainable
Development Framework which has been utilized throughout the design process to ensure that decision-making supports the vision and objectives of HLC. Achieving a sustainable urban form has been the basis for the current layout and design, however this is only part of the suite of measures that will be employed in the pursuit of sustainability. Section 10 identifies those measures that sit within the present CDP application and others that will occur in later consenting process as well as those that will sit outside of the regulatory framework.

 

1.12 Numerous technical reports have been prepared to accompany the CDP application to satisfy the extensive assessment criteria contained within PC13. Of these the Masterplan and Design Guide is a document that will guide development over the site and to this end will be one that is referenced throughout the next phases of the project. The controls set out at Section 8 of the GDP application provide links to the Masterplan and Design Guide.

 

1.13 The application includes the following specialist reports:

 

1.14 The Masterplan and Design Guide (Appendix C to the CDP Application) articulates the rationale behind the design and layout promoted for the site and to this end provides a useful starting point for those involved with processing the application and others with an interest in the same.