Site Option 3: Te Matai Location Napier Drain looking south east Description The Te Matai growth option is located between the existing residential boundary (Ruamahanga Crescent) Napier Road (State Highway 3), Te Matai Road, and the Manawatu Te Matai Road looking south River. The area is currently zoned Rural on District Plan Planning Map 11, and supports intensive market gardening activities. The Napier Road Main Drain runs along the west of the area, forms part of the flood protection network for Palmerston North City, and is zoned Flood Protection. Designation 99 covers the flood protection stopbanks for the City, which start within this residential growth option. An ephemeral stream runs through part of the site which is fed from the expanding residential area between Roberts Line and James Line. The area is located on an upper SH3/ Napier Road looking south east river terrace above the Manawatu River, and has some shelterbelt planting. The City s Riverside walkway starts on the lower river terrace near this site, and extends along the Manawatu River and links with other walkways throughout the city. Landuse on the northern side of Napier Road is characterised by industrial, rural residential and rural zoning. Landuse to the west of the area is residential and comprises the Parkland suburb of Palmerston North.
Environmental Objectives Flood risk: Avoid development in flood-risk areas, unless the risk is minor and can be effectively mitigated This area is considered to be at significant risk from flooding, and development of this site would require major flood protection work. The existing stop-bank would have to be extended to the Highway and back toward the high ground close to the old Power Station. The Napier Road drain passes on the western side of the area, and a ponding area exists near the centre of the site. Stormwater would need to be taken in to the Napier Road Main Drain. Soils: Avoid development which would result in the loss of significant areas of high class (1 and 2) soils The soils in this growth option have been identified as being Manawatu silt loam and Karapoti black silt loam. This area is predominantly Class II land. There is a small area of Class I land on the higher land. The National Soils Database considers these soils to be elite soils. Existing uses include market gardening, cereal cropping, and town milk supply. Soils are deep, fertile and friable, and are rated as having the highest actual value for food production. This area has been identified as being the most productive area of horticultural land in the district. The loss to existing and potential agricultural production would be very high if residential development proceeded in this area. Biodiversity (a): Avoid development which would result in the loss of significant habitats There have been no bush remnants identified in the vicinity. There is an Ecological Area identified, being a wetland on private property. Close proximity to the river corridor may have adverse effects on the Manawatu River habitats. Activities that may adversely affect the Manawatu River need to be carefully managed. This area is within the Recent Floodplains Alluvials ecodomain in the Boffa Miskell ecological report (2002). Although this ecodomain has only very small habitat fragments and these do not represent the full range of habitat forest structures, many sites are clustered in close enough proximity to provide reasonable birdlife linkages. There is an oxbow lake in this area but it is largely in private ownership, which limits its potential for greater use. Biodiversity (b): Encourage development which creates or enhances habitats, especially green corridors There are direct links with walkways in this area. Plantings along walkways and the River bank could enhance habitats and create green corridors. There is opportunity to enhance the ephemeral streams in the area. The Napier Road Drain has potential to be upgraded for use as a walkway. Sustainable transport: Encourage development which is close to and well linked to the city and its facilities, with a variety of public and private transport alternatives. This growth option is distant from the City Centre for pedestrians, but the Fernlea bus route passes along Napier Road, adjacent to this residential growth option. The
Brightwater route follows Brightwater Terrace and joins Napier Road off Limbrick Street, near the western boundary of this residential growth option. A short walk is required to access bus services from this area. The Te Matai structure plan, prepared in preparation of a previously proposed plan change, includes provision for walkways and cycleways. The Recreation Strategy extends the bridle track to Ashhurst. Inter-zone compatibility: Avoid development in areas where reverse sensitivity would be a problem There is industrial development on the opposite side of SH 3 (Napier Road). A light industrial zoned area lies opposite the south/west corner (former Gas Works site). Development would be subject to typical SH traffic noise in areas near the Highway. The prevailing wind is westerly, and upwind industrial activities do not have a history of odour. Economic objectives Minimise infrastructure costs: Encourage development in area(s) with lowest infrastructure costs. Servicing costs are likely to be low, and yields high, given the topography of this growth option. However, this option scores poorly in terms of raw land value and the cost of flood protection. Some traffic management expenditure may be necessary to develop this site and in particular the Te Matai Road and SH 3 intersection. Stormwater protection would be required, by way of a detention dam. Water supply would be via a connection to the Napier Road pipeline. Sewerage could be accommodated by the Ferguson Main Trunk Sewer, with only minor effects on the existing sewer. Normal urban stormwater runoff drainage systems would be necessary, draining into the Napier Drain and the Manawatu River. Compact city: Encourage development which is close to and well linked to the city and its facilities This growth option is distant from the City Centre, but has a direct link to it via SH 3 (Napier Road). The nearest facilities are those in Kelvin Grove, Terrace End and Roslyn. Access to Terrace End and Roslyn would involve crossing the SH. Estimated journey distances are as follows: 5 km to The Square, 10 km to Massey and 6 km to Tremaine Avenue. Should a second bridge be constructed across the Manawatu River between Staces Road and Riverside Drive, accessibility to Massey University would be improved. Travel distances to Massey University would be similar (approximately 10km), but the journey would be quicker as it bypasses the Central City and involves more open road driving. Traffic congestion: Encourage development in area(s) which have least adverse effects on the roading network capacity The principal route to employment areas is Napier Road. There would therefore be increases in the volume of traffic on this road. Napier Road (SH 3) has limited access protection. The Te Matai structure plan, prepared for a previously proposed plan change, shows a number of potential road connections, including two connections to
Napier Road, one to Te Matai Road, one to Roberts Line and a possible future road link to Ruamahanga Crescent. The land between Ruamahanga Crescent and the Napier Drain, if developed, would have to access Limbrick Street directly or via Ruamahanga Crescent. There may possibly be severe limitations to such a proposal as Ruamahanga Crescent, Patea Place and Limbrick Street are fully developed residential areas. Ensure new residential development supports existing business areas: Encourage development which is close to and well linked to the city and its facilities There is a large industrial park off Keith Street (Mihaere Drive). This growth option is located approximately 3km from the Armstrong Street Industrial Area. There is a strong employment base in Kelvin Grove Industrial area. The Terrace End commercial centre, Railway Road industrial area and the Palmerston North Airport are all located within 3 4 kilometres. A local business and services area would be required to serve this growth option. Social / cultural objectives Tangata whenua cultural heritage: Acknowledge and promote the active protection of places of cultural heritage value identified by tangata whenua There have been no sites of significance to iwi identified in the Archaeology North Inventory Report, or on the NZAA Register as being located within this proposed residential growth option. Accessibility: Encourage development which is close to and well linked to the city and its facilities Given the topography of the land in this growth option, it could be developed with a compact block shape, with good internal circulation and access. It may be possible to create a parallel link with Ruamahanga Crescent. Access to the City is currently via Napier Road (SH3). The Te Matai Structure Plan, prepared as part of a previously proposed plan change, shows a potential new route to the Central City by extending Te Matai Road, linking with Napier Road just before its intersection with Limbrick Street. This Structure Plan also showed a possible future road link to Ruamahanga Crescent. There are long-term plans to extend the bridle track to Ashhurst. Housing choice: Encourage development in area(s) which would enable diversity in the city s housing stock Topography is not a constraint in terms of servicing and yield, but raw land value and the cost of flood protection would make the production of cheap sites difficult. Houses would probably be of the mid range to high end of the market. Local facilities: Encourage development in areas which enhance the vitality of existing social infrastructure (e.g. schools, health, community, leisure facilities) This residential growth option is located close to well established areas, and reasonably close to central City facilities (Terrace End). Nevertheless, specific
community facility infrastructure would still be required. This area is located approximately 3km from the Vogel Street and the Terrace End Shopping Centre and supermarkets, and a medical centre at Vogel Street. The Whakarongo Primary School on Stoney Creek Road may also be accessible. This growth option is a convenient distance to Primary Schooling at Parkland School, over the Rainbow Childcare Centre, and Play Centre (in the Parkland area). The Cornerstone Christian School and Pre-school are located in nearby Kelvin Grove, as well as the Montessori Pre-school, Te Kura Kaupapa Maori o Manawatu. Intermediate and Secondary Schooling can be found in the Roslyn area. Vehicle or cycle transport would be required to reach Massey University and International Pacific College. However the travel times would be reduced should a bridge be constructed between Riverside Drive and Staces Road. Recreational facilities in the vicinity (within approximately 3km) include Ruamahanga Park, Memorial Park, and the Palmerston North Golf Club. This growth option has good access to walkways along the Manawatu River. Distinctive local communities: Encourage development in area(s) which would be conducive to creating a local sense of identity This residential growth option involves grafting on to an existing residential area. It may be difficult to develop a community identity early on. An identity for this area could be developed around its proximity to the Manawatu River. This growth option has character as a market gardening area with significant landscape values. This character could be expressed through park names, etc. Questions Are there any other issues in relation to this site that Council should consider? Do you think that this is a good site to consider for future residential growth?