Colson Street Reserve: Land Exchange Proposal
Consultation has concluded.
Update 15 August 2025
Thank you to everyone who provided feedback on the proposal to exchange part of Colson Street Reserve with nearby Urban Plus Ltd (UPL) land.
We received 70 responses. Two thirds of responses were not supportive of the exchange and one third were in support.
After reviewing all submissions, the land exchange will not proceed. Colson Street Reserve will remain in its current location.
Colson Street Reserve is identified for medium-term improvements in Council’s Reserves Investment Strategy, with $400,000 signalled for works in the Long-Term Plan.
What we heard
A range of themes came through in the feedback with many responses noting that the current Colson Street Reserve is seen as valuable asset within the community
Feedback not supportive of the proposal included:
Concern about the loss of the current reserve.
Concern about the significant net reduction in reserve land.
Concern about the impacts from the proposed housing, including privacy and sunlight effects for neighbours, parking and traffic pressures and general infrastructure capacity.
Concern with the safety and usability of the proposed location, given its proximity to roads, loss of natural shelter and privacy, and more street-facing layout
A desire for more information on both the housing and reserve design and evidence of current reserve use and safety issues.
Comments on how the current reserve supports community wellbeing and creation through children’s play, dog walking, exercise, social connection, and biodiversity.
Those in support of the proposal commented on the improved visibility and accessibility of a relocated reserve, and suggested features such as fencing and safety measures, a dog area, more boundary trees, linkages between Hollard Grove and Colson Street, cycleways, and repurposing oak logs for natural play.
Read the full Colson Street Reserve Land Exchange Engagement Summary.
What’s next?
With the land exchange proposal not going ahead, planning for medium-term improvements to Colson Street Reserve will continue under the Reserves Investment Strategy. Funding of $400,000 is signalled for these works in the Long-Term Plan. We’ll engage with the community further on what these works will look like in 2026.
UPL is continuing to assess housing redevelopment options for its property holdings at Colson Street and Hollard Grove. If you have any questions please contact UPL at info@urbanplus.co.nz.
5 June 2025
We’re consulting with the community on an opportunity to re-position the Colson Street Reserve (in Avalon) from its current location at the back of houses to a street-facing position on the corner of Hollard Grove and Colson Street.
The proposal involves swapping residential land owned by Urban Plus Limited (UPL) with the adjacent Colson Street Reserve, which is owned by Council. UPL is a council-controlled organisation, focused on delivering quality residential developments that contribute to the urban growth of Lower Hutt and providing affordable rentals for elderly residents.
The proposal would lead to the creation of a more useable recreational reserve with better visibility and access from the neighbourhood. It would also enable better development of modern medium-density housing to replace the existing UPL houses on the site.
Because the Council-owned land is designated as a recreational reserve, the proposed exchange is subject to the Reserves Act 1977. This requires a one-month public notification period. In addition to this requirement, we’re keen to hear from the community before seeking approval of the land exchange from Council.
What is being proposed, and why?
In discussions between UPL and Council, a land exchange has been identified as an opportunity that would deliver better open public space and housing benefits to the community.
The maps below show the existing and proposed layouts. 
What are the pros and cons of this proposal?
As housing intensification continues across our city, protecting reserves is crucial for community wellbeing. At the same time, our reserves need to adapt and meet the changing needs of our residents as multifunctional and accessible recreational spaces.
The potential land exchange has been identified in discussion between Urban Plus Limited and Council as an opportunity that could benefit the community. While the land swap might mean a reduction in the overall reserve space, re-positioning the reserve could provide the community a safer and more useable recreational space and would facilitate a modern medium density housing development for the community.
| Pros | Cons |
|---|---|
| Improved reserve layout The proposed configuration provides better street frontage and visibility from both Hollard Grove and Colson Street, enhancing accessibility for the community. More functional recreational space Removes long, underutilised accessways and reconfigures the reserve to maximise usable, high-quality open space. Enhanced safety and surveillance Relocating the reserve alongside new housing increases natural surveillance from houses overlooking the reserve. Supports housing development Facilitates UPL’s medium-density redevelopment, helping address housing supply and modernising old housing units. There will be provision for off-street parking as part of UPL's proposed residential development. Alignment with Council strategies Supports the draft Reserves Investment Strategy and broader urban development and community wellbeing goals. Funding support from developer UPL would provide financial or in-kind contributions to improve the proposed new reserve, allowing for further enhancement of the space beyond what Council has budgeted. | Net loss of reserve land The exchange will result in a loss of approximately 1,800 m² of reserve space. Loss of existing trees Relocating the reserve would lead to the loss of five semi-mature oak trees. However, it would facilitate new landscape planting and UPL will look to incorporate or retain these trees in its proposed residential development where possible. Interim disruption The development and reserve reconfiguration may cause temporary disruption to current users and residents nearby. |
Have your say
Complete the survey below by 16 July 2025 to let us know your feedback on the Colson Street Reserve: Land Exchange Proposal. If you have any questions about the survey please email us at haveyoursay@huttcity.govt.nz
What’s next?
After the consultation we will contact all submitters who wish to be heard. All feedback will be reviewed and reported back to a Council Committee meeting in early September 2025. A final decision will likely be made at the full Council meeting on 30 September 2025.
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This proposal involves swapping Urban Plus Limited-owned residential land with the adjacent Colson Street Reserve, which is owned by Hutt City Council. The purpose of the exchange would be to re-position the Colson Street Reserve from its current location at the back of houses to the corner of Hollard Grove and Colson Street.
The potential land exchange has been identified in discussion between Urban Plus Limited and Council as an opportunity that could benefit the community. Re-positioning the reserve could provide the community a safer and more useable recreational space and would facilitate a modern medium density housing development for the community.
Consultation has concluded.
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