Speaking Points 25.11.15
My Name is Matthew Currie. I work in a family business, Solar Produce, which grows fresh
vegetables for nationwide distribution.
I wish to speak on some points made in my original submission. (Page 2)
Rura I Lot Size
We support the proposed lot size of 20ha, particularly on the best soils. We use some of Palmerston
North's best river soils for our vegetabie growing, and preventing these soils from being subdivided
unnecessarily is the right thing to do, both for now and for future generations.
Surplus Dwellings on Rural Land
We believe it should be easy to subdivide surplus houses on rural land, each on their own title. Page
3 is a map showing a biock of iand we currentiy lease for vegetable production, which the landowner
has offered to sell to us. As we are vegetable growers, and have no desire to rent out houses, then in
this case we would want to subdivide and sell these two houses on separate titles. If a title under
1ha will be non-complying, and we have to subdivide them both with 1ha, the map shows how much
land would go out of production compared to what is being used currently.
It needs to be possible to subdivide at least down to O.sha, and we believe even smaller. We note
Horizons recommends O.5ha minimum to be self-serviced for wastewater, which no doubt takes into
account many varying contours arid soil types. However, on this type of free-draining soil, O.5ha
would be a lot larger than necessary, due to any wastewater draining away very freely.
Our recommendation would be that a smaller section for surplus houses should be discretionary
rather than non-complying, perhaps subject to a report from a suitably qualified person that the
land area is large enough for wastewater disposal.
Subdivision of Rural Land for Family Members
We think that provision should be made for subdividing a section for a family member. Perhaps
within two degrees of reiationship.
Rural-Residential Subdivision
We strongly believe that O.5ha sections should be possibie within the Rural-Residentiai overlay. We
have many friends who wouid love to be able to buy a self-serviced O.5ha section, rather than a 1ha
section which they consider to be too large. Sections available in new residential subdivisions are
getting smaller than ever, often SaO-700m2, meaning families wanting more space have very limited
options. In fact, the next step is pretty much straight to 1 ha- between 10-20 times larger than the
size of most available residential sections.
In Mr. Murphy's evidence (attached page 4), 4.113, he outlines how Rural- residential sections
between 0.5-1ha couid be discretionary, but he recommends they remain non-complying. We
strongly recommend sections between O.s-lha shouid be discretionary, perhaps again with the
necessary reports from a qualified person that the lot can be successfully self-serviced.
Thank you for the opportunity to speak on these points.
Matthew & Ngaire Currie
22 Centennial Drive
Palmerston North
0212283568
Submission on Plan Change 15A
We generally support the plan change. As intensive vegetable producers on the land, we have been
concerned for many years about relatively unproductive 4ha blocks. So we support the 20ha minimum
lot size on productive land.
Rural Subdivision
Rule 7.16.1.2 covers the subdivision of surplus dwellings. We are concerned as to the following points:
•
Surplus Dwellings. That where there is single or multiple existing dwellings on a title of land,
these will be able to be subdivided both as single or multiple dwellings on one new title, or
•
Lot Size. We believe that 1 ha minimum is too large. The minimum should be O.5ha. This will
mean more land can remain in productive use.
•
Example Attached is a map of 191 Te Matai Road, showing how the 0.5ha minimum lot size
would be desirable. This also shows two dwellings which are located very close together, (red
multiple dwellings each on their own new title.
roof and green roof) supporting the idea that they could be subdivided either with one title
for each dwelling, or two dwellings on a single title.
Rural-Residential Subdivision
We believe the minimum lot size in the rural-residential zone should be O.5ha. Families that chose to
live in a rural-residential zone generally do so to give themselves more space. These families have
made a choice that sections of approximately 0.1ha or less in the residential zone are not large enough
for their needs. However, to go from 0.1ha or less to a 1ha section -10 x plus the size- is normally more
than required. The family then has a very large lawn to mow, or has to keep a few animals for grazing.
So the purpose of the family moving to a rural-residential section is to get more space to suit their
lifestyle, but because of the 1ha minimum lot size they often end up with more space than required.
This is why we support rural-residential sections with a reduced minimum lot size of O.5ha.
Places of Worship in the Rural or Rural-Residential Zone
Currently the establishment of a place of worship in the rurai zone is 'non-complying'. We believe this
should be changed to 'discretionary (unrestricted)', which will match the requirements for places of
worship in the residential zone.
Decisions sought from PNCC
•
Where there is surplus existing dwellings, these will be able to be subdivided both as multiple
dwellings on one new title, or multiple dwellings each on their own new title.
•
To allow surplus dwellings to be subdivided on a minimum of O.5ha.
•
To allow Rural-Residential lots with a minimum size of 0.5ha.
•
To change the establishment of places of worship in the rural zone from 'non-complying' to
'discretionary (unrestricted)'
Geo-Guide
24 November 2015
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Statement of Evidence by Ocwid Richard Mmphy
provides a useful policy differentiation between rural-residential properties and serviced residential
development.
4.110
A 5000m2 minimum lot size has been recommended for the Aokautere Rural-Residential Area where
the current minimum lot size is 3500m2. Importantly, the majority of the Aokautere Rural-Residential
Area has aiready been subdivided, with a range of lot sizes that generally vary between 3500m2 and
1ha depending on the geography of the particular site. It is interesting to observe that while higher
density rural subdivision has been enabled within the Aokuatere Rural-Residential Area, there are a
number of lots much larger than 3500m2. There are two undeveloped blocks within the Aokautere
Rurai-Residential Area either side of Moonshine Valley.
4.111
The recommended 5000m2 minimum iot size for the Aokautere Rural-Residential Area provides a
balance between the operative minimum iot size of 3500m2 and the requirements within the One Plan
for 5000m2 for domestic wastewater. A submission has been received seeking to rezone the flatter of
the two undeveloped sites within the Aokautere Rural-Residential Area located to the south of
Moonshine Valley to residential. The rezoning request will be addressed in a separate section 42A
report.
4.112
For the reasons detailed above it is recommended that the minimum lot size within the ruralresidentiai overlay remains at 1ha.
4.113
The proposed activity status for rural and rural-residential subdivision is detailed within the
assessment of Issue 1 20ha minimum lot size. Non-compliance with the 1ha minimum lot area within
the rurai-residential overlay defaults to non-complying. Given the One Plan requires a minimum of
5000m2 and rule 7.16.2.1 (c) requires a geotechnical report to inform building platforms, access and
wastewater disposal, a potential alternative activity status for lots below 1ha within the rural-residential
overlay is Discretionary. This would provide a slightly more permissive approach for lots below 1ha
within the rural-residential overlay and represent a step towards a more enabling approach for selfserviced integrated developments. The difficulty is self-serviced lots below 1ha have potential effects
and seif-serviced lots below 5000m2 have potentially significant effects, as demonstrated within the
technical evidence from Mr. Rob Green. A Discretionary Activity rule for non-compliance with the 1ha
minimum lot area could be supported by performance conditions that require a geotechnical report
and a minimum lot area of 5000m2. This would create a three tiered activity status within the ruralresidential overlay as follows:
4.114
a)
Restricted Discretionary above 1ha
b)
Discretionary between 5000m2 and 1ha
c)
Non-Complying below 5000m2.
On balance I recommend the non-complying activity status for lots below 1ha remains for the
following reasons:
a)
The reasons detailed in paragraph 4.51.
b)
Other than planned integrated developments, many rural-residential subdivisions are completed
by general rural landowners as opposed to experienced property developers. The restricted
discretionary activity status together with the 1ha minimum lot area is an efficient, effective and
low risk means of providing for this form of development. The proposed restricted discretionary
assessment criteria will aiso have the effect of promoting better planned rural-residential
subdivisions whilst avoiding the servicing complications and risks associated with integrated
developments.
28