Hutt City Council’s interpretation of the new housing rules introduced by the government changes most of the valley floor zoning to ‘High Density Residential’, allowing a maximum height of 22m (6 storeys) and up to 50% site coverage.
As real estate agents’ buyers and sellers have started talking to us about the effect the changes will have on their property or the property they plan to buy and generally some concern about what this will mean for the future of Lower Hutt. They got me thinking…..
We’re saying they might have nothing to worry about for now, as six storey buildings may not be economically viable for developers in the foreseeable future. If Lower Hutt’s new hotel is anything to go by, the foundations for an average size 6 storey building would require a 2m thick concrete slab packed with steel, and (in that building), another 186 piles under the slab. The additional cost for this would price residential apartment buildings in most locations out of the current market.
But markets change, so the threat is there, and it may not just be a very tall building next door that you have to worry about.
It appears the council is in unquestionable support of the new government rules, but if you don’t like the changes, you might be able to stop HCC from adopting them. Different circumstances such as natural hazards, heritage areas or sites of significance to Māori allow discretion.
The changes introduced through councils Plan Change 56 (PC 56) last month could create a significant natural hazard. We should be asking our council if the weight and ground penetration of 6 storey buildings, covering up to 50% of the valley floor, would threaten the Waiwhetu Aquifer?
The Waiwhetū Artesian Aquifer is a natural underground freshwater system beneath the Lower Hutt Valley. It is essential we don’t compromise or contaminate it, as it supplies around 40% of the fresh water around the Greater Wellington region. The Hutt River and rainwater are both significant sources for the aquifer. If we compress it with heavy buildings, threaten it with deep piles and hinder its rainwater source by allowing up to 50% site coverage, could this create a natural hazard? If so, we could use this ‘qualifying matter’ to skirt the new government rules.
The concerns raised in this market report may be of no significance, but at the least we should be asking why the plan change evaluation reports don’t mention whether a transformation of this magnitude on the city would affect the subterranean channels and the aquifer below. Apart from the loss of the resource, any unreplenished discharge might cause the valley to sink. The plan change appears to have been pushed through.
The new High-Density rules should immediately be put on hold until we residents have hydrological, scientific and geophysical reports that give unmistakable assurance PC 56 doesn’t affect this precious resource and the stability of the city above it.
The proposed plan change aims to improve housing supply and affordability, but what hazardous impact will it have? Maybe as we go to the polls, we should be asking the candidates what their plans are for our beautiful city?
John Ross, Professionals, Lower Hutt
%20cropped.jpg?width=940&name=Six%20storey%20buildings%20in%20your%20back%20yard%20(2)%20cropped.jpg "Six storey buildings in your back yard (2) cropped")
