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BEFORE THE CHRISTCHURCH CITY COUNCIL
IN THE MATTER of the Resource Management Act 1991 ('the Act')
AND
IN THE MATTER
of a private plan change request by Highfield Park Limited to
rezone approximately 260ha of land adjoining Redwood from
Rural 3 (Styx-Marshland) to Living G (Highfield)
BETWEEN HIGHFIELD PARK LIMITED
Requestor
A N D CHRISTCHURCH CITY COUNCIL
Local Authority
SUPPLEMENTARY EVIDENCE OF IAN GRANT CRAIG ON BEHALF OF
HIGHFIELD PARK LIMITED
Presented for filing by:
Adderley Head (C S Fowler) C/- Level 5, 88 Division Street, Riccarton PO Box 16, Christchurch 8140 Tel 03 353 0231
Fax 03 353 1340 Email [email protected]
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DOP-121797-1-1159-V2 Page 2
INTRODUCTION
1 My full name is Ian Grant Craig. I have the qualifications and experience set out in
my primary statement of evidence lodged with the Christchurch City Council on 12
November 2012.
2 My primary evidence addressed urban design issues as they pertained to the
development of the Outline Development Plan (ODP) and associated Background
Report (ODPBR) and those which had arisen through the submission process and in
the officer reports.
3 In addition, the summary I presented at the hearing on 26 November included
comment, under the heading “Changing the ODP”, on an additional issue that had
arisen since my evidence was completed. This related to the prospect of the deferral
being removed from the southern portion of the site and the implications this would
have for the Outline Development Plan.
4 Since I presented my evidence, I have been advised that the issue of removing the
deferral was further discussed at the hearing. I understand that there is now broad
agreement between Highfield Park Limited (HPL), Council officers (including Mr
Norton and Ms Eunson) and submitters TA Mundy and the Lonestar Trust that there
is no need for the deferral to remain.
5 The reason for this is that there is now greater certainty about the extent and
location of land required to manage stormwater, enabling some of the deferred land
to be made available for development. As a consequence, however, the ODP will
need to change.
6 In my summary, I observed that it would be prudent to recheck the ability of a
revised ODP to achieve a net density of 15 dwellings per hectare.
SCOPE OF EVIDENCE
7 This supplementary evidence addresses the following matters:
(a) Provision of a revised ODP taking into account changes in the formerly
deferred area (and with the addition of other annotations identified since I
appeared at the hearing), including a description of the various factors and
constraints that have been taken into to account when developing this
revised ODP.
(b) Discussion of the urban design outcome;
(c) Discussion and comparison of yields and densities.
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DOP-121797-1-1159-V2 Page 3
THE REVISED ODP
8 Attachment 1 shows Appendix 3xb, the ODP for the land south of Prestons Road, as
notified with the Plan Change. As I noted in my summary at the hearing, there is a
discrepancy between this attachment and the ODP (and related plans) as they
appear in the ODPBR. The change arose between finalising our ODP Report on 6
March and this new version, which we was produced as instructed by HPL on 15
March.
9 I understand that the change arose from a “last minute” discussion between HPL and
Ms Eunson due to progress on the SMP in the area, which had identified by then
broadly the area that might be required for stormwater management in the area. I
was standing by for an instruction to amend the background report, but it was not
forthcoming.
10 Attachment 2 is a plan prepared by Spiire which has already been presented to the
Commissioners by Rob Potts as the basis for a stormwater management solution in
the area. It can be seen immediately that there are two obvious implications on the
ODP.
11 The first is that there is now an identified blue line which is the Christchurch City
Council future stormwater management area from the Styx SMP Blueprint. The blue
line has since been supplied to me electronically by Spiire, who advise it was
received from Council as an electronic file. I have been instructed that there should
be no development within this blue line.
12 The second is that while wetland areas servicing the formerly deferred area
catchments can be located within the area identified as “future stormwater
management area”, first flush basins will be located within what was formerly
identified as development land within the deferred area. Since Attachment 2 was
presented I have received clarified areas and slightly adjusted locations for these
first flush areas from Spiire, which have been accommodated within the revised ODP
drawing.
13 Attachment 3 is the proposed revised ODP for the land south of Prestons Road. Text
in pink highlights changes including those I recommended at my initial appearance.
Text (and cadastral boundaries) in red is annotation I have added to help with
interpretation and this would not appear on the final version of the ODP for the City
Plan. Similarly, I have added the blue line representing the extent of the CCC future
stormwater management area to help with understanding the changes.
14 Attachment 4 shows Appendix 3xb as it would appear once inserted in the City Plan.
15 Before I turn to issues in the former deferred area I note that I have added a new
line identifying an 80m distance from the boundary of the Northern Arterial
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DOP-121797-1-1159-V2 Page 4
Designation, to which particular acoustic requirements apply as per Rule 12.4.3. I
understand this was requested by the Commissioners during the hearing, after I left.
16 This line would also need to appear on the ODP for the land north of Prestons Road
depicted on Appendix 3xa. I have shown an annotated version as Attachment 5 and
what it would look like in the City Plan as Attachment 6.
17 On Appendix 3xb I have also added a “Transport Monitoring” line to replace the
former “Deferred Area” line which I have been advised is being added to teh rules
package.
18 Returning to Attachment 3, I have identified and numbered five landholdings for
which the details of the ODP have changed. There are no changes to the
configuration shown on any other landholdings.
19 At the time we produced the ODPBR I had been advised by HPL that all of these but
Mundy (1) were associated with Highfield Park Limited, as indicated by Figure 6 of
the ODPBR.
20 HPL has now advised that all of its remaining options to purchase are now outside
the deferred area and that it has allowed the options it previously held within the
deferred area to lapse on the basis of the delay that will occur before this area is
developed.
21 This means that the changes will affect lots that are currently owned and controlled
by other landowners, namely Sergeant (2), Ahn (3), McKeown/Baird (4) and
Dillon/McDonnell (5).
22 The first flush areas as specified by Spiire have been added to the plan on the
Mundy, Sergeant and McKeown/Baird blocks and coded “Drainage Reserve
Associated with Development”. This constitutes one of only two changes for the
Mundy block. The other is a change to the position of a link into the Sergeant lot (the
initial position no longer made sense given the changes in the Sergeant lot).
23 The area in which Spiire showed wetlands for the catchments is shown as combined
with the “Future Stormwater Management Area”, within the blue line. This removes
all land formerly shown as having potential for development from the Ahn property
(3) and takes away a large area of Area B development area from the Sergeant lot
(2). The Spiire plan proposed a first flush area over part of the Sergeant lot. The
remaining part of the lot is able to be developed generally as per the originally-
notified ODP – namely a block of Area C along the Mundy boundary, and a strip of
west-facing Area B oriented onto the “future stormwater management area”.
24 At their northern boundaries, the Sergeant and Ahn lots are backed onto by lots
served from the east-west road which crosses several Hills Road properties on the
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DOP-121797-1-1159-V2 Page 5
ODP. This road now terminates on the first flush area newly proposed on the
McKeown/Baird lot.
25 As can be seen on Attachment 2, the new position of the blue line takes away one
full and one half block of Area A development land formerly identified on the ODP for
the Dillon/McDonnell lot. I have now reconfigured the development shown on these
two lots so that the first flush basin and the larger stormwater management area
remain largely abutted by roads, on the opposite side of which are blocks of Area A
development land.
26 I have taken into account the fact that these landowners may no longer be acting in
concert through recognising the boundary between them by aligning a road along it.
27 Previously, all the roads that were shown in the deferred area were coded as “Future
Road Subject to Resolution of Stormwater Management Issues” which we have
shown struck through in the key in Attachment 3. All the roads on the affected lots
on the revised ODP are in my view necessary to show as “road”, as they define Area
category changes, or edge open spaces, or assist with issues arsing from existing
cadastral boundaries, or ensure linkages out to Hills Road. I have not shown any
“Road – Indicative Location” on the former deferred area land (especially the Mundy
land, where more roads will be needed than just those shown) as I believe it is
appropriate to be more flexible given the shape of the landholdings and the
predominance of low density Area C classification.
URBAN DESIGN EVALUATION
28 In my experience there is a tendency sometimes in Plan Change hearings for
changes to be made hastily in response to submissions on one issue, without full
consideration of the potential “knock on” effects on other matters. For example, in
the current scenario the ODP could have just been cut along the blue line and left
unchanged elsewhere.
29 It has been my task in formulating the revised ODP to ensure that the Revised ODP
will form the basis of as good an urban design solution as the version it replaces.
The matters of whether there is scope to make changes, or the practical mechanics
of agreement of a stormwater solution for 13 main landholdings relying on devices
located on four of them, I will leave to counsel and other witnesses.
30 The Revised ODP achieves essentially the same urban design features as its
predecessor for the McKeown/Baird and Dillon/McDonnell area of the design in that
the stormwater management areas remain largely abutted on the opposite side of
which are blocks of Area A development land. This continues the logic established
further north.
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DOP-121797-1-1159-V2 Page 6
31 As a bonus, the Revised ODP achieves a road into the development from Hills Road
which now terminates on an open space feature, namely the first flush area newly
proposed on the McKeown/Baird lot. This will improve the experience for users of this
road.
32 The Revised ODP predicates lots with Area B zoning backing onto the stormwater
management areas in the Ahn and Sergeant lots, from the north and east. This is not
an ideal urban design outcome, and such an edge condition would have occurred
only rarely in the ODP as it was depicted in the ODPBR.
33 Compared to the ODP in the notified Plan Change, however the Revised ODP is an
improvement. In that version, this edge condition occurred over a single contiguous
distance of about 500m. In the Revised ODP it is split into two lengths, of about
300m and 180m respectively, so there is an improvement in both total distance and
in that there is now a break in this edge condition, and overall I remain comfortable
with the level of this juxtaposition.
EFFECTS ON DENSITY AND YIELD
34 In the hearing I was asked to comment on statements made in Ms Dovey’s evidence
as to the density which might be anticipated from the Plan Change rules, and noted
that in proposing any changes to the ODP we should be cogniscent of how the
densities might be affected.
35 The ODPBR includes a Master Plan (Attachment 7) which is the basis of describing
how the provisions could achieve a net density of 15 household units per hectare. It
shows a red line for the Initial Development Area and a blue line for the Deferred
Area, which is the area within which the net density calculation applies (according to
the definition in PC1).
36 The total area enclosed is 148.2 hectares, which at 15 dwellings per hectare would
require 2223 lots. The Master Plan indeed shows 2223 lots, all in excess of the
relevant minimum sizes specified and complying with the range of averages required
in Rules 29.1.2 and 12.2.1.
37 Similarly, relative to Policy 11.7.13(e), the design meets the requirement for a
minimum proportion of 60% of the residential units to be Area A and Area B. For the
Master Plan, that figure is 77%.
38 One somewhat “mathematical” way to identify the range of density expected is to
measure the areas of blocks with the different area classifications. In simplistic terms
if the road and open space pattern shown on the Master Plan were unchanged and
the blocks were simply reconfigured internally so that the lots within them were right
at the maximum end of the average lot size range (300m2 for Area A, 450m2 for
Area B, and 750m2 for Area C, and using an assumed maximum average of 1000m2
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DOP-121797-1-1159-V2 Page 7
for Area D), the outcome for the Master Plan would be a total of 1854 lots (1318 in
the Initial Development Area and 536 in the Deferred Area). This would be comprised
of 507 in Area A, 914 in Area B, 343 in Area C, and 90 in Area D which would still
comply with the minimum mix requirements (77% in Areas A and B). Again
assuming the calculation is made over the figure of 148.2 hectares, the net density
would be 12.5 households per hectare.
39 While the specific design could be varied slightly while still being in general
accordance with the ODP, in my opinion it would be very difficult overall to achieve a
net density of less than this.
40 The converse calculation is also possible – i.e. the density could easily be higher than
the net density of 15 per hectare. Again, the mathematical possibility for this
particular layout could be derived by applying the sizes at the smallest end of the
average lot size ranges. In this case the yield would be 2815 dwellings or a net
density of 19.0 households per hectare.
41 As noted, the ODP as notified was varied from the version analysed in the ODPBR,
and is not associated with a detailed Master Plan for those parts of the Deferred Area
which were subject to the late change. We have had no instruction to prepare a new
master plan, but by making reference to the earlier Master Plan where possible, we
have been able to make a comparison with sufficient detail to understand the
implications.
42 For the Deferred Area, the Master Plan showed an area of 43.6ha as being the area
to which a net density calculation would be applied. Applying the test of the
maximum and minimum average lot sizes specific to this area, would result in a
range in household numbers of 536 to 822, and a range of density of 12.3
households per hectare to 18.9 households per hectare.
43 By comparison, the density calculation for the Revised ODP’s (formerly) Deferred
Area would be based on an area of 28.2ha to which the calculation would be applied.
All forms of stormwater management (i.e. the extended area created by the blue line
and the new first flush areas) would be excluded from the area to which this
calculation applied. We estimate the net block areas within this would be in the order
of 2.0ha for Area A, 2.7ha for Area B, 11.4ha for Area C, and 3.7ha for Area D.
Applying the “averages test” would result in a range in household numbers in the
Deferred Area of 317 to 419 and a range of density of 11.2 households per hectare,
to 17.4 households per hectare.
44 Considered over the whole of the Master Plan area (i.e. combining the new figures
for the Deferred Area with the unchanged figures for the Initial Development Area)
results in a range of possible density of between 12.3 households per hectare and
18.7 households per hectare.
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DOP-121797-1-1159-V2 Page 8
45 In terms of Policy 11.7.13(e), the expectation that 60% of lots would be in Area A
and B would still be met under both the minimum and maximum yield scenario
(1214 of 1635 households (74%) and 1821 of 2485 households (73%) respectively).
46 So while the total number of households able to be achieved will of course drop, and
the range of densities would also drop very slightly, we can have confidence that the
net density of 15 dwellings per hectare would be almost as likely to be achieved by
the Revised ODP as by the ODP depicted in the ODPBR.
SUMMARY AND CONCLUSIONS
47 The removal of the Deferred Area annotation and incorporation of the proposed
stormwater solution has implications for the design of the ODP that require changes
to the way the ODP affects five particular existing lots.
48 I have presented a Revised ODP which accommodates these necessary changes in a
way which remains true to the urban design outcomes expressed in the notified
version of the ODP. I have explained how each of the five lots is affected.
49 While I have not been requested to produce a new Master Plan, I have been able to
consider the implications of the changes on the expected range of densities
anticipated by the average lot size rules to a sufficient level of detail to be able to
conclude that the changes will not result in any appreciable change in the theoretical
ability of the Plan Change to deliver a net development density of between 12.5 and
19 dwellings per hectare.
U:\1021\131630_a\UD\Docs\PC Evidence\EVI003-1021-131630-01-igc-v1-final.doc
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Y E A R S
ATTACHMENTS TO THE
SUPPLEMENTARY
EVIDENCE OF
IAN GRANT CRAIG
ON BEHALF OF
HIGHFIELD PARK LIMITED
5C E L E B R A T I N G E X C E L L E N C E S I N C E 1 8 8 5
H IGHFIELD PARK
CHRISTCHURCH
IN THE MATTER of the Resource Management Act 1991 (the ‘Act’)
AND
IN THE MATTER of a private plan change request by Highfield Park Limited to rezone approximately 260ha of land adjoining Redwood from Rural 3 (Styx - Marshland) to Living G (Highfield)
BETWEEN Highfield Park Limited Requestor
AND Christchurch City Council Local Authority
12 December 2012
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onne
ctio
n
Po
ssib
le P
rivat
e La
new
ay
O
ff Ro
ad P
edes
tria
n an
d C
ycle
Rout
e -
min
imum
wid
th 4
m in
Cen
tral
Cor
ridor
Par
k &
3m
else
whe
re
Po
ssib
le B
us R
oute
Pres
tons
Roa
d Cr
oss S
ectio
n 3
Appl
ies
Pres
tons
Roa
d Cr
oss S
ectio
n 2
Appl
ies
Hou
ses t
o fro
nt o
nto
Hill
s Ro
ad a
long
full
leng
th.
1316
30-H
ighfi
eld-
App
endi
x-3-
Out
line
Dev
elop
men
t Pla
n-an
ots
appl
ied-
v11
Dat
e : 1
2/12
/201
2
Att
achm
ent 4
: Rec
omm
ende
d O
DP
for C
ity
Plan
- A
ppen
dix
3xb
-
HILLS ROAD
HAWKIN
S ROAD
PRES
TON
S RO
AD
STYX
RES
ERVE
RAD
CLIF
FE R
OA
D
Area
D to
be
one
lot d
eep
from
bou
ndar
y w
ith H
ills
Road
and
Haw
kins
Roa
d
Appe
ndix
3xa
- O
utlin
e De
velo
pmen
t Pla
n (H
ighf
ield
Par
k) -
North
Bus
ines
s &
Info
rmat
ion
Serv
ices
Cor
pora
te s
uppo
rtC
hris
tchu
rch
City
Cou
ncil
Map
: pc
_67-
02.g
ws
Dat
e :1
5/03
/201
2Pr
opos
ed P
lan
Cha
nge
67 to
the
City
Pla
n, V
olum
e 3
Part
2, A
ppen
dix
3xa
010
020
030
040
0
Met
res
PRES
TON
S RO
AD
Styx
Riv
er C
orrid
or
Park
side
Stre
et
Cent
ral C
orrid
or P
ark
Key
LAN
D U
SE
Re
side
ntia
l Den
sity
Are
a A
Re
side
ntia
l Den
sity
Are
a B
Re
side
ntia
l Den
sity
Are
a C
Re
side
ntia
l Den
sity
Are
a D
N
eigh
bour
hood
Cen
tre
/
Busi
ness
Nod
e (B
usin
ess
1)
O
pen
Spac
e Re
serv
e
Fu
ture
Sto
rmw
ater
Man
agem
ent
Area
D
rain
age
Rese
rve
Asso
ciat
ed w
ith
D
evel
opm
ent
Re
serv
e Fe
atur
e /
Activ
ity N
ode
- Ind
icat
ive
Loca
tion
H
orne
rs S
trea
m -
Indi
cativ
e
Al
ignm
ent
& A
ssoc
iate
d D
rain
age
Rese
rve
10
m B
uild
ing
Setb
ack
Pl
ante
d Bu
nd
80
m S
peci
al S
etba
ck P
rovi
sion
s -
Re
fer
Rule
12.
4.3
MO
VEM
ENT
N
orth
ern
Arte
rial D
esig
natio
n
C
entr
al B
oule
vard
Ro
ad
Ro
ad -
Indi
cativ
e Lo
catio
n
Fu
ture
Roa
d C
onne
ctio
n
Po
ssib
le P
rivat
e La
new
ay
O
ff Ro
ad P
edes
tria
n an
d C
ycle
Rout
e
Po
ssib
le B
us R
oute
1316
30-H
ighfi
eld-
App
endi
x-3-
Out
line
Dev
elop
men
t Pla
n v1
1
Hou
ses
to f
ront
onto
H
awki
ns
Roa
d a
long
full
lengt
h.
Pre
ston
s R
oad C
ross
S
ecti
on 3
Applie
s
Pre
ston
s R
oad C
ross
S
ecti
on 2
Applie
s
Hou
ses
not
loc
ated
on
cor
ner
lot
s sh
all
fron
t to
war
ds
road
s or
open
spac
e
- m
inim
um
wid
th 4
m in C
entr
al C
orri
dor
Par
k &
3m
els
ewher
e.
Att
achm
ent 5
: Rec
omm
ende
d O
DP
Am
endm
ents
- A
nnot
ated
- A
ppen
dix
3xa
-
HILLS ROAD
HAWKIN
S ROAD
PRES
TON
S RO
AD
STYX
RES
ERVE
RAD
CLIF
FE R
OA
D
Area
D to
be
one
lot d
eep
from
bou
ndar
y w
ith H
ills
Road
and
Haw
kins
Roa
d
Appe
ndix
3xa
- O
utlin
e De
velo
pmen
t Pla
n (H
ighf
ield
Par
k) -
North
Bus
ines
s &
Info
rmat
ion
Serv
ices
Cor
pora
te s
uppo
rtC
hris
tchu
rch
City
Cou
ncil
Map
: pc
_67-
02.g
ws
Dat
e : 1
2/12
/201
2Pr
opos
ed P
lan
Cha
nge
67 to
the
City
Pla
n, V
olum
e 3
Part
2, A
ppen
dix
3xa
010
020
030
040
0
Met
res
PRES
TON
S RO
AD
Styx
Riv
er C
orrid
or
Park
side
Stre
et
Cent
ral C
orrid
or P
ark
Key
LAN
D U
SE
Re
side
ntia
l Den
sity
Are
a A
Re
side
ntia
l Den
sity
Are
a B
Re
side
ntia
l Den
sity
Are
a C
Re
side
ntia
l Den
sity
Are
a D
N
eigh
bour
hood
Cen
tre
/
Busi
ness
Nod
e (B
usin
ess
1)
O
pen
Spac
e Re
serv
e
Fu
ture
Sto
rmw
ater
Man
agem
ent
Area
D
rain
age
Rese
rve
Asso
ciat
ed w
ith
D
evel
opm
ent
Re
serv
e Fe
atur
e /
Activ
ity N
ode
- Ind
icat
ive
Loca
tion
H
orne
rs S
trea
m -
Indi
cativ
e
Al
ignm
ent
& A
ssoc
iate
d D
rain
age
Rese
rve
10
m B
uild
ing
Setb
ack
Pl
ante
d Bu
nd
80
m S
peci
al S
etba
ck P
rovi
sion
s -
Re
fer
Rule
12.
4.3
MO
VEM
ENT
N
orth
ern
Arte
rial D
esig
natio
n
C
entr
al B
oule
vard
Ro
ad
Ro
ad -
Indi
cativ
e Lo
catio
n
Fu
ture
Roa
d C
onne
ctio
n
Po
ssib
le P
rivat
e La
new
ay
O
ff Ro
ad P
edes
tria
n an
d C
ycle
Rout
e -
min
imum
wid
th 4
m in
Cen
tral
Cor
ridor
Par
k &
3m
else
whe
re
Po
ssib
le B
us R
oute
1316
30-H
ighfi
eld-
App
endi
x-3-
Out
line
Dev
elop
men
t Pla
n-an
ots
appl
ied-
v11
Hou
ses t
o fro
nt o
nto
Haw
kins
Roa
d al
ong
full
leng
th.
Pres
tons
Roa
d Cr
oss
Sect
ion
3 Ap
plie
s
Pres
tons
Roa
d Cr
oss
Sect
ion
2 Ap
plie
s
Hou
ses n
ot lo
cate
d on
cor
ner l
ots s
hall
front
tow
ards
road
s or
open
spac
e.
Att
achm
ent 6
: Rec
omm
ende
d O
DP
for C
ity
Plan
- A
ppen
dix
3xa
-
Att
achm
ent 7
: Mas
ter P
lan
131630-Highfield-Ian Craig-Supplementary Evidence-Cover Sheet v1131630-Highfield-Ian Craig Attachments to the Supplemetary Evidence v1