FAQs
What are the potential impacts of the changes?
While new, higher and denser housing meets the needs for a growing population and a greater variety of housing options, higher buildings can affect sunlight, privacy and views for neighbouring properties.
A growing population can also increase demand on infrastructure (including roads, on-street parking, public transport, pipes and drains and community facilities). Existing infrastructure and community facilities can be upgraded in areas where new housing creates more pressure on services. Alternatively, housing growth on the edge of urban areas usually requires new infrastructure and facilities.
Why isn't the period for public feedback longer?
We would have preferred a much longer timeframe for public feedback, but the time required to incorporate the new Government building intensification requirements into our District Plan by the deadline of 20 August has left us with a very small window.
This round of feedback is not a statutory requirement, but Council is keen to hear from interested parties in the time we have available so we can understand what is important to you. Further statutory consultation will begin in August after Council formally proposes changes to the District Plan.
Is there any point in public consultation if the key changes are all mandated by central Government?
The new requirements mean councils and communities can place fewer restrictions on intensification of development, but there are some factors that the public can influence.
See here for an outline of what you can influence.
How do these changes affect heritage buildings, places important to mana whenua, trees of significance, natural hazard areas and special natural environments?
Sites and areas already identified in the current District Plan relating to the topics above will continue to require a resource consent application for development. For example, while developers will be able to build up to six storeys in the CBD and around train stations, because the Petone commercial areas around Jackson St is a designated heritage area, resource consent for any development will still be required. Any application would be considered on whether it impacts the heritage status of the site and area, including whether the height of the building is appropriate for its heritage surroundings.
How is Council engaging with Mana Whenua?
Council is working directly with Mana Whenua on how the District Plan can be amended to provide for *papakāinga housing, and what impact this new law may have on sites of cultural significance, marae and urupā (cemeteries or burial sites).
*Papakāinga are multi-dwelling developments that are established by, or in collaboration with Māori that reflect the customs and values associated with traditional living practices. Developments may also include complementary, non-residential activities, such as small-scale commercial activities or community facilities.
Do we run the risk of poor-standard housing popping up all over Lower Hutt, blocking light and views for existing residents?
While neighbours will not be able to object to developments due to new height permissions, new construction will still need to meet building code standards that ensure new housing is warm, dry, safe, and functional. Council can also regulate some aspects of the buildings' size and design, such as the proportion of the section covered with buildings.
There's no doubt that these government regulations will not be welcomed by some property owners because of the potential impact on their property. However, intensification will mean more vibrant communities, additional local custom for businesses and opportunities to establish further businesses. Most of all, we hope it will lead to more affordable, quality housing, which is so desperately needed in our city.
Could Council require off-street parking as part of new developments?
While developers may choose to include off-street parking for new housing, central government legislation now prevents councils from requiring it.
Do the new development rules override the current Council planning rules allowing only low-density housing in Woburn, Boulcott and Lowry Bay?
Yes, these Special Residential Activity Areas will be included in the Government’s new requirements to allow greater height and density for new housing.
Update following District Plan Review Subcommittee meeting on 7 April 2022: Council staff will assess whether there are areas in the city that should be excluded from the new requirements, including the above areas currently in the Special Residential Activity Area. These areas are characterised by low density, mature trees and vegetation and quality character houses.
Do the new rules affect Hill Residential Areas and Landscape Protection Areas?
No, these areas are excluded from the Government’s changes to the general residential height and density rules. To see where the changes apply, check out the zone map.
Do the new rules affect rural or rural residential areas?
No, these areas are excluded from the Government’s changes to the general residential height and density rules, but we’ll be reassessing them as part of our review of the District Plan in the next 12 to 18 months. To see where the current changes apply, check out the zone map.