BEFORE THE CHRISTCHURCH CITY COUNCIL

IN THE MATTER of the Resource Management Act 1991 ('the Act')

AND

IN THE MATTER

of a private plan change request by Highfield Park Limited to

rezone approximately 260ha of land adjoining Redwood from

Rural 3 (Styx-Marshland) to Living G (Highfield)

BETWEEN HIGHFIELD PARK LIMITED

Requestor

A N D CHRISTCHURCH CITY COUNCIL

Local Authority

SUPPLEMENTARY EVIDENCE OF IAN GRANT CRAIG ON BEHALF OF

HIGHFIELD PARK LIMITED

Presented for filing by:

Adderley Head (C S Fowler) C/- Level 5, 88 Division Street, Riccarton PO Box 16, Christchurch 8140 Tel 03 353 0231

Fax 03 353 1340 Email chris.fowler@adderleyhead.co.nz

DOP-121797-1-1159-V2 Page 2

INTRODUCTION

1 My full name is Ian Grant Craig. I have the qualifications and experience set out in

my primary statement of evidence lodged with the Christchurch City Council on 12

November 2012.

2 My primary evidence addressed urban design issues as they pertained to the

development of the Outline Development Plan (ODP) and associated Background

Report (ODPBR) and those which had arisen through the submission process and in

the officer reports.

3 In addition, the summary I presented at the hearing on 26 November included

comment, under the heading “Changing the ODP”, on an additional issue that had

arisen since my evidence was completed. This related to the prospect of the deferral

being removed from the southern portion of the site and the implications this would

have for the Outline Development Plan.

4 Since I presented my evidence, I have been advised that the issue of removing the

deferral was further discussed at the hearing. I understand that there is now broad

agreement between Highfield Park Limited (HPL), Council officers (including Mr

Norton and Ms Eunson) and submitters TA Mundy and the Lonestar Trust that there

is no need for the deferral to remain.

5 The reason for this is that there is now greater certainty about the extent and

location of land required to manage stormwater, enabling some of the deferred land

to be made available for development. As a consequence, however, the ODP will

need to change.

6 In my summary, I observed that it would be prudent to recheck the ability of a

revised ODP to achieve a net density of 15 dwellings per hectare.

SCOPE OF EVIDENCE

7 This supplementary evidence addresses the following matters:

(a) Provision of a revised ODP taking into account changes in the formerly

deferred area (and with the addition of other annotations identified since I

appeared at the hearing), including a description of the various factors and

constraints that have been taken into to account when developing this

revised ODP.

(b) Discussion of the urban design outcome;

(c) Discussion and comparison of yields and densities.

DOP-121797-1-1159-V2 Page 3

THE REVISED ODP

8 Attachment 1 shows Appendix 3xb, the ODP for the land south of Prestons Road, as

notified with the Plan Change. As I noted in my summary at the hearing, there is a

discrepancy between this attachment and the ODP (and related plans) as they

appear in the ODPBR. The change arose between finalising our ODP Report on 6

March and this new version, which we was produced as instructed by HPL on 15

March.

9 I understand that the change arose from a “last minute” discussion between HPL and

Ms Eunson due to progress on the SMP in the area, which had identified by then

broadly the area that might be required for stormwater management in the area. I

was standing by for an instruction to amend the background report, but it was not

forthcoming.

10 Attachment 2 is a plan prepared by Spiire which has already been presented to the

Commissioners by Rob Potts as the basis for a stormwater management solution in

the area. It can be seen immediately that there are two obvious implications on the

ODP.

11 The first is that there is now an identified blue line which is the Christchurch City

Council future stormwater management area from the Styx SMP Blueprint. The blue

line has since been supplied to me electronically by Spiire, who advise it was

received from Council as an electronic file. I have been instructed that there should

be no development within this blue line.

12 The second is that while wetland areas servicing the formerly deferred area

catchments can be located within the area identified as “future stormwater

management area”, first flush basins will be located within what was formerly

identified as development land within the deferred area. Since Attachment 2 was

presented I have received clarified areas and slightly adjusted locations for these

first flush areas from Spiire, which have been accommodated within the revised ODP

drawing.

13 Attachment 3 is the proposed revised ODP for the land south of Prestons Road. Text

in pink highlights changes including those I recommended at my initial appearance.

Text (and cadastral boundaries) in red is annotation I have added to help with

interpretation and this would not appear on the final version of the ODP for the City

Plan. Similarly, I have added the blue line representing the extent of the CCC future

stormwater management area to help with understanding the changes.

14 Attachment 4 shows Appendix 3xb as it would appear once inserted in the City Plan.

15 Before I turn to issues in the former deferred area I note that I have added a new

line identifying an 80m distance from the boundary of the Northern Arterial

DOP-121797-1-1159-V2 Page 4

Designation, to which particular acoustic requirements apply as per Rule 12.4.3. I

understand this was requested by the Commissioners during the hearing, after I left.

16 This line would also need to appear on the ODP for the land north of Prestons Road

depicted on Appendix 3xa. I have shown an annotated version as Attachment 5 and

what it would look like in the City Plan as Attachment 6.

17 On Appendix 3xb I have also added a “Transport Monitoring” line to replace the

former “Deferred Area” line which I have been advised is being added to teh rules

package.

18 Returning to Attachment 3, I have identified and numbered five landholdings for

which the details of the ODP have changed. There are no changes to the

configuration shown on any other landholdings.

19 At the time we produced the ODPBR I had been advised by HPL that all of these but

Mundy (1) were associated with Highfield Park Limited, as indicated by Figure 6 of

the ODPBR.

20 HPL has now advised that all of its remaining options to purchase are now outside

the deferred area and that it has allowed the options it previously held within the

deferred area to lapse on the basis of the delay that will occur before this area is

developed.

21 This means that the changes will affect lots that are currently owned and controlled

by other landowners, namely Sergeant (2), Ahn (3), McKeown/Baird (4) and

Dillon/McDonnell (5).

22 The first flush areas as specified by Spiire have been added to the plan on the

Mundy, Sergeant and McKeown/Baird blocks and coded “Drainage Reserve

Associated with Development”. This constitutes one of only two changes for the

Mundy block. The other is a change to the position of a link into the Sergeant lot (the

initial position no longer made sense given the changes in the Sergeant lot).

23 The area in which Spiire showed wetlands for the catchments is shown as combined

with the “Future Stormwater Management Area”, within the blue line. This removes

all land formerly shown as having potential for development from the Ahn property

(3) and takes away a large area of Area B development area from the Sergeant lot

(2). The Spiire plan proposed a first flush area over part of the Sergeant lot. The

remaining part of the lot is able to be developed generally as per the originally-

notified ODP – namely a block of Area C along the Mundy boundary, and a strip of

west-facing Area B oriented onto the “future stormwater management area”.

24 At their northern boundaries, the Sergeant and Ahn lots are backed onto by lots

served from the east-west road which crosses several Hills Road properties on the

DOP-121797-1-1159-V2 Page 5

ODP. This road now terminates on the first flush area newly proposed on the

McKeown/Baird lot.

25 As can be seen on Attachment 2, the new position of the blue line takes away one

full and one half block of Area A development land formerly identified on the ODP for

the Dillon/McDonnell lot. I have now reconfigured the development shown on these

two lots so that the first flush basin and the larger stormwater management area

remain largely abutted by roads, on the opposite side of which are blocks of Area A

development land.

26 I have taken into account the fact that these landowners may no longer be acting in

concert through recognising the boundary between them by aligning a road along it.

27 Previously, all the roads that were shown in the deferred area were coded as “Future

Road Subject to Resolution of Stormwater Management Issues” which we have

shown struck through in the key in Attachment 3. All the roads on the affected lots

on the revised ODP are in my view necessary to show as “road”, as they define Area

category changes, or edge open spaces, or assist with issues arsing from existing

cadastral boundaries, or ensure linkages out to Hills Road. I have not shown any

“Road – Indicative Location” on the former deferred area land (especially the Mundy

land, where more roads will be needed than just those shown) as I believe it is

appropriate to be more flexible given the shape of the landholdings and the

predominance of low density Area C classification.

URBAN DESIGN EVALUATION

28 In my experience there is a tendency sometimes in Plan Change hearings for

changes to be made hastily in response to submissions on one issue, without full

consideration of the potential “knock on” effects on other matters. For example, in

the current scenario the ODP could have just been cut along the blue line and left

unchanged elsewhere.

29 It has been my task in formulating the revised ODP to ensure that the Revised ODP

will form the basis of as good an urban design solution as the version it replaces.

The matters of whether there is scope to make changes, or the practical mechanics

of agreement of a stormwater solution for 13 main landholdings relying on devices

located on four of them, I will leave to counsel and other witnesses.

30 The Revised ODP achieves essentially the same urban design features as its

predecessor for the McKeown/Baird and Dillon/McDonnell area of the design in that

the stormwater management areas remain largely abutted on the opposite side of

which are blocks of Area A development land. This continues the logic established

further north.

DOP-121797-1-1159-V2 Page 6

31 As a bonus, the Revised ODP achieves a road into the development from Hills Road

which now terminates on an open space feature, namely the first flush area newly

proposed on the McKeown/Baird lot. This will improve the experience for users of this

road.

32 The Revised ODP predicates lots with Area B zoning backing onto the stormwater

management areas in the Ahn and Sergeant lots, from the north and east. This is not

an ideal urban design outcome, and such an edge condition would have occurred

only rarely in the ODP as it was depicted in the ODPBR.

33 Compared to the ODP in the notified Plan Change, however the Revised ODP is an

improvement. In that version, this edge condition occurred over a single contiguous

distance of about 500m. In the Revised ODP it is split into two lengths, of about

300m and 180m respectively, so there is an improvement in both total distance and

in that there is now a break in this edge condition, and overall I remain comfortable

with the level of this juxtaposition.

EFFECTS ON DENSITY AND YIELD

34 In the hearing I was asked to comment on statements made in Ms Dovey’s evidence

as to the density which might be anticipated from the Plan Change rules, and noted

that in proposing any changes to the ODP we should be cogniscent of how the

densities might be affected.

35 The ODPBR includes a Master Plan (Attachment 7) which is the basis of describing

how the provisions could achieve a net density of 15 household units per hectare. It

shows a red line for the Initial Development Area and a blue line for the Deferred

Area, which is the area within which the net density calculation applies (according to

the definition in PC1).

36 The total area enclosed is 148.2 hectares, which at 15 dwellings per hectare would

require 2223 lots. The Master Plan indeed shows 2223 lots, all in excess of the

relevant minimum sizes specified and complying with the range of averages required

in Rules 29.1.2 and 12.2.1.

37 Similarly, relative to Policy 11.7.13(e), the design meets the requirement for a

minimum proportion of 60% of the residential units to be Area A and Area B. For the

Master Plan, that figure is 77%.

38 One somewhat “mathematical” way to identify the range of density expected is to

measure the areas of blocks with the different area classifications. In simplistic terms

if the road and open space pattern shown on the Master Plan were unchanged and

the blocks were simply reconfigured internally so that the lots within them were right

at the maximum end of the average lot size range (300m2 for Area A, 450m2 for

Area B, and 750m2 for Area C, and using an assumed maximum average of 1000m2

DOP-121797-1-1159-V2 Page 7

for Area D), the outcome for the Master Plan would be a total of 1854 lots (1318 in

the Initial Development Area and 536 in the Deferred Area). This would be comprised

of 507 in Area A, 914 in Area B, 343 in Area C, and 90 in Area D which would still

comply with the minimum mix requirements (77% in Areas A and B). Again

assuming the calculation is made over the figure of 148.2 hectares, the net density

would be 12.5 households per hectare.

39 While the specific design could be varied slightly while still being in general

accordance with the ODP, in my opinion it would be very difficult overall to achieve a

net density of less than this.

40 The converse calculation is also possible – i.e. the density could easily be higher than

the net density of 15 per hectare. Again, the mathematical possibility for this

particular layout could be derived by applying the sizes at the smallest end of the

average lot size ranges. In this case the yield would be 2815 dwellings or a net

density of 19.0 households per hectare.

41 As noted, the ODP as notified was varied from the version analysed in the ODPBR,

and is not associated with a detailed Master Plan for those parts of the Deferred Area

which were subject to the late change. We have had no instruction to prepare a new

master plan, but by making reference to the earlier Master Plan where possible, we

have been able to make a comparison with sufficient detail to understand the

implications.

42 For the Deferred Area, the Master Plan showed an area of 43.6ha as being the area

to which a net density calculation would be applied. Applying the test of the

maximum and minimum average lot sizes specific to this area, would result in a

range in household numbers of 536 to 822, and a range of density of 12.3

households per hectare to 18.9 households per hectare.

43 By comparison, the density calculation for the Revised ODP’s (formerly) Deferred

Area would be based on an area of 28.2ha to which the calculation would be applied.

All forms of stormwater management (i.e. the extended area created by the blue line

and the new first flush areas) would be excluded from the area to which this

calculation applied. We estimate the net block areas within this would be in the order

of 2.0ha for Area A, 2.7ha for Area B, 11.4ha for Area C, and 3.7ha for Area D.

Applying the “averages test” would result in a range in household numbers in the

Deferred Area of 317 to 419 and a range of density of 11.2 households per hectare,

to 17.4 households per hectare.

44 Considered over the whole of the Master Plan area (i.e. combining the new figures

for the Deferred Area with the unchanged figures for the Initial Development Area)

results in a range of possible density of between 12.3 households per hectare and

18.7 households per hectare.

DOP-121797-1-1159-V2 Page 8

45 In terms of Policy 11.7.13(e), the expectation that 60% of lots would be in Area A

and B would still be met under both the minimum and maximum yield scenario

(1214 of 1635 households (74%) and 1821 of 2485 households (73%) respectively).

46 So while the total number of households able to be achieved will of course drop, and

the range of densities would also drop very slightly, we can have confidence that the

net density of 15 dwellings per hectare would be almost as likely to be achieved by

the Revised ODP as by the ODP depicted in the ODPBR.

SUMMARY AND CONCLUSIONS

47 The removal of the Deferred Area annotation and incorporation of the proposed

stormwater solution has implications for the design of the ODP that require changes

to the way the ODP affects five particular existing lots.

48 I have presented a Revised ODP which accommodates these necessary changes in a

way which remains true to the urban design outcomes expressed in the notified

version of the ODP. I have explained how each of the five lots is affected.

49 While I have not been requested to produce a new Master Plan, I have been able to

consider the implications of the changes on the expected range of densities

anticipated by the average lot size rules to a sufficient level of detail to be able to

conclude that the changes will not result in any appreciable change in the theoretical

ability of the Plan Change to deliver a net development density of between 12.5 and

19 dwellings per hectare.

U:\1021\131630_a\UD\Docs\PC Evidence\EVI003-1021-131630-01-igc-v1-final.doc

Y E A R S

ATTACHMENTS TO THE

SUPPLEMENTARY

EVIDENCE OF

IAN GRANT CRAIG

ON BEHALF OF

HIGHFIELD PARK LIMITED

5C E L E B R A T I N G E X C E L L E N C E S I N C E 1 8 8 5

H IGHFIELD PARK

CHRISTCHURCH

IN THE MATTER of the Resource Management Act 1991 (the ‘Act’)

AND

IN THE MATTER of a private plan change request by Highfield Park Limited to rezone approximately 260ha of land adjoining Redwood from Rural 3 (Styx - Marshland) to Living G (Highfield)

BETWEEN Highfield Park Limited Requestor

AND Christchurch City Council Local Authority

12 December 2012

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ff Ro

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edes

tria

n an

d C

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Rout

e -

min

imum

wid

th 4

m in

Cen

tral

Cor

ridor

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k &

3m

else

whe

re

Po

ssib

le B

us R

oute

Pres

tons

Roa

d Cr

oss S

ectio

n 3

Appl

ies

Pres

tons

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d Cr

oss S

ectio

n 2

Appl

ies

Hou

ses t

o fro

nt o

nto

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s Ro

ad a

long

full

leng

th.

1316

30-H

ighfi

eld-

App

endi

x-3-

Out

line

Dev

elop

men

t Pla

n-an

ots

appl

ied-

v11

Dat

e : 1

2/12

/201

2

Att

achm

ent 4

: Rec

omm

ende

d O

DP

for C

ity

Plan

- A

ppen

dix

3xb

HILLS ROAD

HAWKIN

S ROAD

PRES

TON

S RO

AD

STYX

RES

ERVE

RAD

CLIF

FE R

OA

D

Area

D to

be

one

lot d

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from

bou

ndar

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ith H

ills

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and

Haw

kins

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d

Appe

ndix

3xa

- O

utlin

e De

velo

pmen

t Pla

n (H

ighf

ield

Par

k) -

North

Bus

ines

s &

Info

rmat

ion

Serv

ices

Cor

pora

te s

uppo

rtC

hris

tchu

rch

City

Cou

ncil

Map

: pc

_67-

02.g

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Dat

e :1

5/03

/201

2Pr

opos

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lan

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67 to

the

City

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n, V

olum

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2, A

ppen

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3xa

010

020

030

040

0

Met

res

PRES

TON

S RO

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Styx

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et

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Key

LAN

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side

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Are

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side

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icat

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peci

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rovi

sion

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fer

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12.

4.3

MO

VEM

ENT

N

orth

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Arte

rial D

esig

natio

n

C

entr

al B

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vard

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cativ

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catio

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Fu

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onne

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Po

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le P

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new

ay

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ff Ro

ad P

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tria

n an

d C

ycle

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e

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ssib

le B

us R

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1316

30-H

ighfi

eld-

App

endi

x-3-

Out

line

Dev

elop

men

t Pla

n v1

1

Hou

ses

to f

ront

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d a

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ston

s R

oad C

ross

S

ecti

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s

Pre

ston

s R

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ross

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ecti

on 2

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s

Hou

ses

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cor

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s sh

all

fron

t to

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ds

road

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open

spac

e

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um

wid

th 4

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entr

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dor

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k &

3m

els

ewher

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Att

achm

ent 5

: Rec

omm

ende

d O

DP

Am

endm

ents

- A

nnot

ated

- A

ppen

dix

3xa

HILLS ROAD

HAWKIN

S ROAD

PRES

TON

S RO

AD

STYX

RES

ERVE

RAD

CLIF

FE R

OA

D

Area

D to

be

one

lot d

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from

bou

ndar

y w

ith H

ills

Road

and

Haw

kins

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d

Appe

ndix

3xa

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utlin

e De

velo

pmen

t Pla

n (H

ighf

ield

Par

k) -

North

Bus

ines

s &

Info

rmat

ion

Serv

ices

Cor

pora

te s

uppo

rtC

hris

tchu

rch

City

Cou

ncil

Map

: pc

_67-

02.g

ws

Dat

e : 1

2/12

/201

2Pr

opos

ed P

lan

Cha

nge

67 to

the

City

Pla

n, V

olum

e 3

Part

2, A

ppen

dix

3xa

010

020

030

040

0

Met

res

PRES

TON

S RO

AD

Styx

Riv

er C

orrid

or

Park

side

Stre

et

Cent

ral C

orrid

or P

ark

Key

LAN

D U

SE

Re

side

ntia

l Den

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Are

a A

Re

side

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l Den

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Are

a B

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side

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l Den

sity

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a C

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side

ntia

l Den

sity

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N

eigh

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tre

/

Busi

ness

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usin

ess

1)

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pen

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e Re

serv

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ture

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rmw

ater

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agem

ent

Area

D

rain

age

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ciat

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ith

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evel

opm

ent

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serv

e Fe

atur

e /

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ity N

ode

- Ind

icat

ive

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tion

H

orne

rs S

trea

m -

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cativ

e

Al

ignm

ent

& A

ssoc

iate

d D

rain

age

Rese

rve

10

m B

uild

ing

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ack

Pl

ante

d Bu

nd

80

m S

peci

al S

etba

ck P

rovi

sion

s -

Re

fer

Rule

12.

4.3

MO

VEM

ENT

N

orth

ern

Arte

rial D

esig

natio

n

C

entr

al B

oule

vard

Ro

ad

Ro

ad -

Indi

cativ

e Lo

catio

n

Fu

ture

Roa

d C

onne

ctio

n

Po

ssib

le P

rivat

e La

new

ay

O

ff Ro

ad P

edes

tria

n an

d C

ycle

Rout

e -

min

imum

wid

th 4

m in

Cen

tral

Cor

ridor

Par

k &

3m

else

whe

re

Po

ssib

le B

us R

oute

1316

30-H

ighfi

eld-

App

endi

x-3-

Out

line

Dev

elop

men

t Pla

n-an

ots

appl

ied-

v11

Hou

ses t

o fro

nt o

nto

Haw

kins

Roa

d al

ong

full

leng

th.

Pres

tons

Roa

d Cr

oss

Sect

ion

3 Ap

plie

s

Pres

tons

Roa

d Cr

oss

Sect

ion

2 Ap

plie

s

Hou

ses n

ot lo

cate

d on

cor

ner l

ots s

hall

front

tow

ards

road

s or

open

spac

e.

Att

achm

ent 6

: Rec

omm

ende

d O

DP

for C

ity

Plan

- A

ppen

dix

3xa

Att

achm

ent 7

: Mas

ter P

lan

131630-Highfield-Ian Craig-Supplementary Evidence-Cover Sheet v1131630-Highfield-Ian Craig Attachments to the Supplemetary Evidence v1