TOWN PLAN APPEAL BOARD SITS IN TAUPO

Taupo Times, Volume IV, Issue 173, 20 May 1955, Page 4

TOWN PLAN APPEAL BOARD SITS IN TAUPO

The Town ancl Country Planning Appeal Board sat in Taupo on Mondav, Tuesday and Wednesday, May 9 to 11, at the Borough Council Chambers, to hear appeals against the decisions of the Council in connection with the Taupo Town Planning scheme. The Chairman of the Board was Mr F. F. Reid, S-M., other members being Messrs C. H. Taylor, G. Tremaine and W. F. MeArthur. Mr D. D. Riley, of Taupo, appeared as agent for Messrs T. H. R. Gardiner and others, who appealed against the Council's zoning of 60 acres, part of Section 29, Block 11, Tauhara Survey District, as rural. Mr A. V. P. Ford represented the Council. In evidence for the appellants, Mr Riley said that an area of 13 acres only was desired to be classified as residential. The land was lield in trust for educational, religious and other purposes, and the trustees wished to subdivide and sell 13 acres only to raise funds for the trust purposes. The 13 acres formed a strip some six chains wide. One road only would require to be formed, which would connect Taupo View Road, at present a dead-end road, with Taharepa Road, and which would have sections one deep along each side. This extension of Taupo Yiew Road would, under the Council's by-laws, be formed, sealed, kerbed and channelled by appellants at no cost to the Council. As the property was almost encircled by existing residential areas it could not be regarded as an outlying area. In evidence for the Council Mr A. L. Gabites, town planning consultant, said that residential zoning of the area had been disallowed by the Council, to minimise problems created in the Borough by the provision of services suc-h as electric power, water, sewerage, street improvement etc., in residential areas widely dis persed and as yet sparsely settled. The Council proposed to review th position from time to time, so tha some areas might be later elassed as residential when a satisfactory degree of consolidation had been reached in present residential areas. The Council did not consider it in the economic interest of the Borough for the area in question to be zoned as residential at present. Decision was reserved. McDonneirs Estate Mrs M. S. McDonnell and others appealed against the rural zoning of 118 acres, comprising Section 22, Block II, Tauhara Survey District, situated east of Taharepa Road. Mr Evans (Palmerston North) appeared for appellant, and Mr A.* V. P. Ford for the Council. In evidence, Robert James McDon nell considered the area too small to be an economic farming unit. Under rural zoning it could not be subdivided into sections less than five acres, and tliere would be no demand for such sections. From one advertisement offering sections in the proposed subdivision he had received 137 replies. If the area were declared residential subdivision would be proceeded with, and the Borough Council's requirements regarding roading would be complied with. In addition, the cost of installing water supply pipes to carry water from any reservoir erected by the Council to the property, and the cost of bringing electric power lines to the property, would be paid. Sections in the subdivision, provided the Council's requirements remained as at present, would be offered for sale at prices ranging from £90 to £150 on terras on which any worker could alford to buy. Evidence was given by Mervyn Svensen that his land agency firm was constantly receiving enquiries from working people wishing to buy residential sections at prices low enough to etiable them to finance residences. T. M. Kent", land agent. gave evi-

dence of a steady demand for lowpriced sections and of a shortage of such sections. William A. Bowick, Chief Clerk, j Lands Department, Rotorua, gave evidence as to the Department's landj development plans near Taupo, which] would alfect the growth of Taupo as] settlers, when put on the land, would] look to Taupo as their business cen-l tre. Sections Valued at £40,185 John Reginald Overton, registered] valuer, Auckland, gave evidence that] 85 acres of the land concernedj which would be subdivided if it were] zoned as residential, were valued by] him, after providing for roading,] survey costs, water and all other exl penses, as if roaded and cut up, as] follows : 147 sections at £150 each; j 74 sections at £135 each ; 73 sectiomj at £105 each ; nine broken sections] at £40 each; two sections at £15'] each; a total value for 305 sections] of £40,185. He estimated that the Government] rateable value of these sections would] be: 147 sections at £80 each; 74 at] £75 each ; 73 at £70 each ; nine at] £15 each ; two at £5 each. His estim-1 ate was arrived at after taking intol account existing Government valuai tions for comparable sections. In evidence for the Council, Allottl Lorimer Gabites, town planning cod-1 sultant, gave similar evidence as iafl the previous appeal case, as to thel Council's policy of consolidatingB future development, as far as pos-9 sible, into areas already subdivided j to residential density but not yetfi built upon. There were 1802 residential see-9 tions in the Borough at present notj built on. The Council did not cobH sider that it would be in the econafl mic interestsof the Borough at ti*! present time to permit a residentislj subdivision in the area concerned. Jl ffl&C

The present Government valuatif of the whole area in question wj| £300. The considerable financial loi claimed by appellants as a resultj] the zoning provisions of the Tofl Plan Scheme was not an actual M but merely the curtailment of an m ticipated profit which, in fact, migj] not eventuate, as the sale of secticM could not be regarded as assured. J] Evidence was 'also given by Jose|] Edward Story, Mayor of Tau|| Vivian Fail, company manager, gaji evidence as to future exotic timb® milling operations in the neighbJ] liood, which would result in proyifl ing work for workmen who woifl live in Taupo. The Board reserved its decision.fi Tuck Bros.' Appeal Tuck Bros., Ltd., appealed agai|J the Council's decision disallowing thfi Company's objection to the zoning cl part Section 18, Block II, Tauhjj Survey District, as a heavy indM trial area. The Company asked portion of Lot 2 on Plan 30|B fronting Rifle Range Road, and r M ning back to about half the deptljl such lot, be classified as residen™ instead of as heavy indusfrial. - A. L. Gabites, town planning sultant, said in evidence for W Council that the Council was eonagS ed to retain a suitable area for lieqn industry within the Borough, and $9] sidered that the area zoned was u logical place for the establishmen|ffl further heavy industries. T. M. Kent, land agent, said t|B if Tuck Bros. were to place 60 tions on the market between £150 m £200 on terms he believed it lij|l that the sections would be sold wifll in 12 months. In support he refe|B to the sale of over 80 sections i& ||| Peppereli Block within 10 montli^B He had enquiries from all over ™ North Island for residential and l|9 day sections. He had had onell quiry only for a heavy industriallw and that was from an Austrati| firm which required geothe||B steam. The Board granted the appeagH far as it related* to the portion q(|9 area fronting Rifle Range 'Road. *j|