Christchurch District Plan Change 14: Impact on Development

Key Components of Plan Change 14

An early Christmas present from the Christchurch City Council for property developers; the new district plan changes have been released 2 weeks earlier than originally planned. Christchurch is undergoing a transformation in urban planning with the introduction of significant changes to its District Plan. Designed to promote sustainable growth, increase housing supply, and streamline development processes, these changes aim to reshape the city’s landscape.

For property developers, this presents exciting opportunities to undertake innovative projects while navigating new rules and considerations. In this article, we’ll break down the key updates to the Christchurch District Plan, explore their implications, and provide insights to help developers make the most of this evolving landscape. Christchurch City Council will publish an interactive map on Plan Change 14 webpage to illustrate the changes and where they will impact.

1. Medium Density Residential Standards (MDRS)
   The MDRS allows property owners to build up to three homes of up to three stories on a single site without the need for resource consent, as long as all other relevant rules are met. This change is designed to streamline smaller residential developments in urban areas.

   • Objective: To encourage infill housing in established suburbs, creating higher-density living spaces close to existing amenities.

   • Areas of Focus: These rules apply to residential zones within urban Christchurch, excluding areas with qualifying matters (explained below).

   • Impact: Developers can save time and money by bypassing the resource consent process for compliant projects, accelerating construction timelines and reducing administrative hurdles.

2. Increased Building Heights and Densities
   New rules allow for increased building heights and densities, particularly in areas close to the central city and suburban centres.

   • Height Allowances: In key areas like Riccarton, Papanui, and the Central Business District, buildings can now reach heights of up to 32 metres (approximately 10 stories).

   • Density Incentives: These changes aim to promote mixed-use developments, such as combining residential units with commercial spaces in high-demand zones.

   • Urban Growth: The plan supports intensified development in transport-accessible areas, aligning with the city’s vision for reducing urban sprawl and enhancing sustainability.

3. Qualifying Matters
   While the MDRS and intensification measures are significant, the Council has maintained restrictions in areas where values such as heritage, character, or environmental considerations are at stake.

   • Heritage Areas: Certain neighbourhoods with historic significance or unique architectural character remain protected from height and density increases.

   • Sunlight Access: City-wide restrictions ensure that new developments do not block sunlight access for existing residential properties, promoting livability.

   • Environmental Protections: Wetlands, flood-prone areas, and other sensitive environmental zones are excluded from intensive development to safeguard ecosystems.

Implications for Property Developers

1. Streamlined Small-Scale Development
   Developers focusing on projects such as townhouses or multi-dwelling units can take advantage of the MDRS, reducing the cost and time associated with obtaining resource consent. For smaller players in the market, this represents a chance to scale up quickly and efficiently.

2. Opportunities for Ambitious Projects
   The height and density relaxations open up lucrative possibilities for larger-scale developments in the CBD and key suburban hubs. Mixed-use projects incorporating retail, offices, and residential units will particularly benefit from these changes, meeting growing demand for centralised, multi-purpose developments.

3. Balancing Compliance and Innovation
   Qualifying matters introduce an additional layer of complexity. Developers need to carefully assess whether their projects fall into restricted zones or involve protected values. Early consultation with planning experts can mitigate risks and ensure compliance.

4. Market Shifts
   These changes are likely to stimulate demand for inner-city living, revitalising suburban centres and supporting Christchurch’s vision of a vibrant, sustainable urban environment. Developers will need to adjust their strategies to align with these emerging trends.

Opportunities and Challenges

Opportunities

• Urban Redevelopment: Aging infrastructure and under-utilised spaces can now be transformed into high-density housing or mixed-use hubs.

• Cost Savings: MDRS projects that meet compliance criteria can skip the resource consent process, freeing up budgets for other aspects of development.

• Meeting Demand: With Christchurch’s population growth and housing shortages, these changes provide a way to deliver more homes faster.

Challenges

• Compliance with Qualifying Matters: Ensuring that projects respect heritage or environmental protections will require detailed planning and possibly higher costs.

• Infrastructure Strain: Higher density developments may place increased pressure on existing infrastructure, such as roads, water, and sewerage systems.

• Public Opposition: Intensification in established neighbourhoods may face resistance from residents concerned about changes to community character.

How Developers Can Navigate the New Rules

To maximise the potential of the District Plan changes, developers should take a strategic approach:

1. Review the Updated District Plan

   • Examine the Christchurch City Council’s detailed maps and documentation to identify areas affected by new zoning or qualifying matters. This is essential for determining the feasibility of specific projects.

2. Seek Professional Guidance

   • Engaging with planning consultants who understand the intricacies of PC14 can save time and help identify innovative solutions to challenges. These experts can assist with compliance, feasibility studies, and navigating potential roadblocks.

3. Leverage Strategic Locations

   • Focus on areas with increased height and density allowances, such as suburban hubs and central city zones. These locations are expected to see the most demand from buyers and tenants in the coming years.

4. Incorporate Sustainable Practices

   • Given the city’s broader goals for sustainable growth, projects that incorporate green building practices, energy efficiency, and eco-friendly materials are likely to be better received by councils and communities.

5. Engage with Stakeholders Early

   • Proactively communicate with affected communities, heritage groups, and local authorities to address concerns and build support for your projects. Early engagement can help smooth the approval process.

The Bigger Picture: Christchurch’s Growth Vision

The Christchurch District Plan changes reflect the council’s commitment to becoming a resilient, sustainable, and vibrant city. By intensifying development in strategic areas, the Council aims to:

• Reduce urban sprawl and protect surrounding farmland.

• Improve access to public transport and reduce car dependency.

• Create more livable urban centres with diverse housing options.

Developers have a vital role to play in realising this vision by delivering well-designed, high-quality projects that meet the needs of a growing and evolving population.

A Partner in Navigating the Future

The Christchurch District Plan changes represent a transformative opportunity for property developers. However, they also demand careful planning, compliance, and strategic decision-making. For developers looking to make the most of these changes, professional guidance can be invaluable.

If you’re navigating these new rules or planning a project in Christchurch, we’re here to help. Reach out to discuss how these changes might impact your plans, and let’s explore ways to achieve success together.