Developers have criticised the council’s stance about regulations covering potential lead contamination of soil as overly cautious, making redevelopment in areas such as North Dunedin more costly for little gain, they say.
The council has stood by its interpretation of rules relating to historical use of lead-based paint.
It is also creating a North Dunedin spatial plan, which could lead to old student flats making way for more intensified development, such as townhouses or apartments.
By-election candidate Andrew Whiley said the council’s approach to residual lead in soil made removal of old wooden villas for development significantly more expensive — "on a policy that only the DCC applies".
The council should be supportive of a project such as replacing a single-storey, draughty, five-bedroom flat with a two-storey, 10-bedroom flat that would be warm.
"We urgently need more development in the campus area."
Other candidates had a range of views.
Richard Knights said the council anticipated a small number of developments each year would be affected by the lead regulations.
"I think it is extremely important that the safety and health of all is considered when development of a site has the potential to cause harm."
It was better to be safe than sorry.
Aaron Hawkins said it was rational for developers to argue conditions should be more in their favour, but the regulatory arm of the council had a wider obligation to public health.
"If the current approach is relaxed, and people do get sick, who is going to be held accountable for that?
"It won’t be property developers — it will be the council."
Conrad Stedman said public health had to come first, but the approach should be proportionate.
"If our settings are significantly more restrictive than comparable cities, we need to understand why, and whether the outcomes justify the added cost."
Infrastructure constraints such as ageing pipes were also relevant.
A council spokesman said work towards a North Dunedin spatial plan was at an early stage and feedback was being sought, including from students.
The council is to consider where more intensive residential development could be encouraged and which areas should instead have emphasis on retaining built character.
The University of Otago expects student enrolments to continue to increase in coming years.
"Ideally, we would continue to see a mix of accommodation types across the city," property and campus development acting director Gordon Roy said.
The Otago Daily Times talked to university students who believed retaining heritage and character was important.
This helped to make areas such as Castle St a drawcard, second-year law and politics student Scarlett Murphy said.
Redevelopment could be more appropriate in other areas.
Otago Polytechnic Students’ Association president Daiiz Rongo said higher-density housing in the student quarter made sense.
"If we want to continue to grow enrolments at Otago Polytechnic and other tertiary institutions, it’s good to be able to reassure students they can have a safe, warm and dry place to stay."
Ange McErlane was one by-election candidate who wanted to see a mix of housing.
Lync Aronson was wary of council red tape.
"If the market is ready to build modern, healthy homes, I would vote for the council to get out of the way."
Garreth Ottley noted options had yet to be developed by the council.
"Infrastructure capacity is paramount, the student experience that defines North Dunedin needs to be preserved, and character and heritage need genuine protection."
