Plan for 850 Ohoka homes gets thumbs down

Thursday, 2 November 2023

A plan of the proposed Carter Group subdivision at Ohoka in North Canterbury.

Plans for a 850-home development with shops and a public square at Ohoka north of Christchurch have been rejected by hearing commissioners.

In recommending against the project from developers the Carter Group, the independent commissioners also criticised Waimakariri District Council’s failure to make more provision for new housing growth.

Councillors will consider the recommendation and decide whether to allow the development at a meeting on Tuesday. The council was among the groups and individuals who made submissions opposing the project.

The Ohoka farmers market. Many residents of the area opposed the planned development. (File photo)

The Carter Group wants to rezone a 156-hectare rural site bordered by Mill, Bradleys and Whites roads for residential and business use. To be called Ohoka Estates, the development would include a range of section sizes and two shopping areas plus space for a school or retirement village.

Ohoka now has mostly large houses on lifestyle blocks, and an average house price of about $1.3 million with some homes valued at more than $3m.

Even if councillors turn down the development, the Carter Group could appeal to the Environment Court.

Carter Group head Philip Carter said they were “disappointed with the outcome and note that the commissioners acknowledge that there is a shortfall of residential houses in the Waimakariri District.

Christchurch investor and developer Philip Carter.

“Our development would have provided much needed housing in an area that is not subject to flood hazards, unlike other areas of Waimakariri,” he said.

About 650 public submissions were received on the rezoning application. Of these 93%, many from local residents, were opposed.

Angela Low of the Ohoka Residents Association, which submitted against the application, said they were delighted with the recommendation.

“It vindicates our position that we’re not just nimbys opposed to any development, this just wasn’t the best place for this type of development.”

Waimakariri mayor Dan Gordon says growth in the district must be sustainable.

The commissioners say in their report that while more housing land is needed in Waimakariri district, they took account of the existing rural nature of Ohoka, and the lack of public transport and local jobs.

They say the proposed development would “not contribute to a well-functioning urban environment”.

“Families with secondary school students, sporting interests and those working in Rangiora, Kaiapoi or Christchurch will travel to meet their day-to-day needs.” the report says.

The commissioners agreed there is a need for more future housing land in Waimakariri.

They say while the local district plan does not intend Ohoka to be “predominantly urban”, the area qualifies under Government policy as part of the greater Christchurch urban area.

Environment Canterbury (ECan) agreed, in its submission on the bid, that the land “does form part of the urban environment”.

Ohoka residents were upset at the proposed 850-house development on their doorstep, fearing it would ruin the character of their rural neighbourhood.

The report also calls on the council to “address the potential shortfall (of housing land) identified by the applicant.”

It said council must alert central Government about the shortfall, and address the issue as it reviews its district plan. Councils in major urban areas are required by law to set aside land for future housing growth.

Mayor Dan Gordon said in a statement the council shared many of the commissioners’ concerns about the appropriateness of the development.

“Growth and development is not something you can stop, but for us it’s about sustainable growth and what was proposed would significantly change the character of the small rural village of Ohoka,” Gordon said.