Reports
You can read the documents that the Carter Group lodged with the Selwyn District Council and also the reports we commissioned before preparing those documents.
Lincoln South Plan Change Application to Selwyn District Council
This application document by Novo Group contains the original application (submitted in October 2020, and has been updated with amendments from the RFI response (submitted in February 2021). It contains titles of the site, the location plan, proposed outline development plan, figures and associated text, and the S32 evaluation document — along with the assessment of environmental effects, all as required by the Resource Management Act 1991.
The document concludes, “That the potential adverse effects of the proposed plan change can be adequately avoided or mitigated”.
It also states, “An overall assessment of the proposal to rezone the land for Living X, Living Z and Business 1 zone purposes is considered to achieve the purpose of the Resource Management Act. The proposal provides for the social well-being of residents of Selwyn District and the Greater Christchurch area by providing an efficient residential development form to increase residential housing capacity at Lincoln.”
Lincoln South Outline Development Plan
This is the updated outline development plan which would be the foundation plan for the development going forward.
Landscape and Urban Design Assessment
The urban design assessment, produced by DCM Urban Design and Inovo Projects, focuses on the areas of: landuse and density; movement and connectivity; green/open space network; and the blue network.
It concludes that, “The proposed Lincoln South Plan Change is a natural extension of existing residential development occurring to the south of the existing developments of Te Whāriki and Verdeco Park. Covering an area of approximately 190ha, the ODP will provide a mix of house and lot sizes in a location which is well served by existing and future amenities. A strong green and blue network provides a base for the development, recognising and protecting natural features in the area.”
Furthermore, the landscape and visual impact assessment considers the likely effects of the proposal in a holistic sense. A conclusion from the assessment says, “In terms of landscape character and values of the area, subject to the mitigation proposed, the proposal will result in an acceptable magnitude of change on the existing rural landscape character and values. Key landscape features, including Springs Creek, LII River and natural springs will be retained and protected from development. Medium density areas will be ‘internalised’ within the development with lower density development providing a buffer with adjoining rural areas. The site will change from one rural and open in character to one which is more compartmentalised and suburban in nature, with the change partially mitigated through fencing controls and landscape planting.”
Economic Assessment
This assessment completed by Brown, Copeland & Co Ltd, concludes that the plan change rezoning:
“Will provide for increased competition and choice in residential land markets and help address declining housing affordability. It may also increase levels of economic activity and population in Lincoln and the Selwyn District.”
“Is consistent with the Government’s recently released National Policy Statement on Urban Development 2020 and its predecessor, the National Policy Statement on Urban Development Capacity 2016.”
“Will not give rise to economic externality costs.”
Geotechnical Assessment
The assessment by Coffey Services (NZ) Ltd concludes, “The overall site is well covered with CPT probes, test pits and MASW profile investigations. Based on the on-site testing carried out to date, the majority of the site is TC1-like with some minor pockets of TC2-like performance. We consider that the site is suitable for development subject to further investigation and design at the subdivision consent stage.” “Other geotechnical hazards (erosion, slippage and inundation) are considered low risk with appropriate future engineering design. Our assessment has considered the items required by Section 106 of the RMA and in our opinion the site is considered geotechnically suitable for Plan Change and future subdivision.”
Infrastructure Assessment
The infrastructure assessment completed by Inovo Projects, with inputs from E2 Environmental and WSP, reviews the plan change site in relation to stormwater, wastewater, potable water, power/telecommunications, roading and earthworks. The assessment concludes, “From an infrastructure perspective, the plan change can be supported by extension of infrastructure servicing neighbouring developments and provision of stormwater management areas within the development.”
Ecological Assessment
The ecological assessment by Aquatic Ecology contains two parts: the first, a desktop study of the plan change area; the second, results from approximately one week of ecological survey of various aspects across the site.
The desktop study assessment recommends, “Overall, from a plan change/rezoning perspective if the development incorporates key design items such as: stormwater discharging via first flush basins, detention basins and wetlands to attenuate stormflow and reduce contaminants to appropriate SDC & ECan guidelines; reserves/green spaces placed directly adjacent to key ecological waterways to protect them (i.e. western boundary drain, Springs Creek, LII River, natural springs and isolated waterbodies); fencing waterways with ecological value from further stock access; and adherence to the 10m waterbody setback rules, or detailed assessment through a resource consent process then the possibility of the plan change/rezoning ecological impacts being beneficial to the environment are likely to be increased. Currently, the draft outline development plan (ODP) proposed for the Lincoln South plan change shows many of these key design items proven to protect aquatic ecology.”
Furthermore, from the detailed survey of the aquatic species present in the springs and wetlands within the Plan Change area, five fish species were caught, with an overall total of 153 fish. No Canterbury Mudfish were recorded in any of the 17 locations sampled and no freshwater mussels/kakahi were recorded in any of the surveyed locations. Also, regarding wetland identification, significance and protection, the writer noted “with understanding of the local geohydrology, stormwater conveyance and treatment, along with the distribution of pervious land, springhead discharge can be preserved. If discharge can be preserved, when combined with a wider, more biodiverse riparian buffer, ecological values in the springs and wetlands can be protected and enhanced.”
Integrated Transport Assessment
The transport effects have been addressed by Novo Group’s traffic engineers in this assessment. The assessment concludes, “Overall, it is considered that the transport effects of the proposed Plan Change will be acceptable on the surrounding transport network subject to undertaking the off-site improvements outlined in this report.”
Furthermore, traffic modelling was undertaken by Abley Consultants Ltd, which shows that the key intersections are all predicted to operate satisfactorily with the inclusion of the Plan Change traffic, subject to the required intersection upgrades as outlined by Novo Group. Also, the traffic modelling includes options with and without the bypass road through Verdeco Park and Lincoln University. Whilst the modelling indicates that the network will operate better with the bypass, the operation without the bypass is acceptable and the Plan Change is not dependent on the bypass. Therefore, it is considered that the potential adverse traffic effects of the proposal can be adequately avoided or mitigated.
Preliminary Site Investigation Report
This report was completed by Coffey Services (NZ) Ltd and its purpose was to identify any potential contamination activities or sources of contamination that may have occurred or exist at the site. This is a standard requirement when requesting a plan change for a piece of land.
The report concludes/recommends that: “The site is considered to be suitable for plan change and subdivision, with any consent granted for the site, conditional on a detailed site investigation (DSI) and / or remediation works (e.g. remediation and validation of farm dumps / offal pits) being carried out (where required) prior to any earthworks and or building consents being granted.”
Mahaanui Kurataiao Ltd Statement
This statement provides feedback from Ngāi Tahu and Te Taumutu Rūnanga regarding the plan change site. It provides matters that are relevant in relation to the Mahaanui Iwi Management Plan (MIMP) and the Ngāi Tahu Subdivision and Development Guidelines. It provides seven recommendations for the site.