A 7.7ha site at Formby St, Outram, is good for little else
and a residential development would help sustain the
township, the company behind a proposed a 28-lot subdivision
Two Note Ltd's application for a private plan change to
rezone the site from rural to residential is being heard by
the Dunedin City Council's hearings committee. If successful,
the company intends to apply for resource consent for the
Two Note yesterday presented its case after members of the
public made submissions, largely against the plan change
application, and a report from council planners recommended
city councillors reject it.
Submitters and council planners are concerned about the
densification and amenities, the loss of productive soils,
the impact on the community, the demand for housing, the
height of buildings and loss of sunlight.
They are also concerned about flooding, discharge of
stormwater, pressure on the existing water supply
infrastructure, traffic issues, and the land possibly being
contaminated by an old dump and former market garden
Lawyer Michael Nidd, of Dunedin, consultant planner David
Harford, of Ashburton, and Two Note director Gordon Mockford,
of Christchurch, told the committee aside from the benefits
to the community, the land in question, at 16 Formby St,
could not be used in any other economically viable way.
Mr Nidd said preliminary soil tests by the applicant showed
soil on the site was relatively free of contamination,
satisfying concerns about the potential loss of productive
Mr Mockford also noted the site had never been used as a
rural block, or to his knowledge, extensively as a market
garden, and an attempt at having a plant nursery there had
failed because the soil quality was so poor, which was later
backed up by the land's former owner, and the nursery
operator, John Eaton.
Mr Nidd said no infrastructure would be compromised by the
proposed plan change and, given proposed effluent and
stormwater disposal systems for the site, no adverse effects
would occur beyond its boundaries.
Civil engineer Andrew Tisch, of Christchurch, said Two Note
would contribute to an upgrade of the town's water supply
system so it was not oversubscribed. Wastewater would be
treated on site and treated water disposed into land via a
specially designed sewerage system. The development would
increase stormwater runoff to the pond on site, but his
calculations showed it would cope, even with rare storm
The company could also install swales to remove 75% of
stormwater contaminants, to reduce the risk of groundwater
A walkway would be developed around the pond to retain the
amenity of the site, and the company would agree at this
early stage to a limit of 28 new housing sites, a height
limit of 7m and setback of 10m from the Formby St edge of
sites. Some of the site had been given up so all sections
were above any potential flood level, Mr Tisch said.
Mr Nidd said concerns about setting a precedent by allowing
the subdivision were unfounded, as the courts had expressly
found councils cannot be bound by precedents and must
consider every application on its own merits.
He said the "need" for more housing in Outram was not a
relevant consideration for a consenting authority. In any
case, the council's spatial plan had identified a need for
7400 more residential units in the next 20 years, he said.
Traffic engineer Wayne Gallot, from Christchurch, said the
subdivision would, in his opinion, have negligible effect on
traffic efficiency or safety.
Mr Mockford said the development would provide a much needed
boost to the population to sustain its local school and
businesses. It would also bring economic benefit in the form
of construction, and long-term family residents would benefit
the wider community.
Developments on the edge of Mosgiel and Taieri were saturated
and Outram was the next logical area of growth, he said.
"... It is quite wrong in principle to simply allow only
intensive inner city development as contemplated by some ...
It is inevitable and naive in the extreme to suggest that all
future growth must be contained in inner city intensive
Three people made verbal submissions. Trevor Braid was
concerned that ponds receiving stormwater were managed
correctly, Brian Miller about the loss of high-class soils
and the once thriving vegetable industry from the area, and
the need for efficient water disposal, and Craig Werner was
opposed to, among other things, the scale of the development,
favouring slow, steady growth instead.
The hearing ends today.