Railways' residential development explained

Waimarino Bulletin, Volume 6, Issue 231, 16 February 1988, Page 17

Railways' residential development explained

The Bulletin this week profiles another of the big three tourist developments for Ohakune that were approved at a town planning meeting recently. KRTA Ltd in partnership with the New Zealand Railways Corporation propose to est.ablish a comprehensive residential development in Ruapehu Road, incorporating clusters of upgraded railway houses. The project involves the relocation of houses from outside the Borough onto Railway land, in cluster developments. KRTA spokesman Malcolm Smith said there are 355 relocatable New Zealand Railways owned houses within the Wanganui region while the developers intend to resite 126 on the site within the Borough. Mr Smith said the units will be upgraded to ensure a consistent high standard in site development, house placement and refurbishment. The units will then be sold on a unit title basis. The upgraded units will be sold at a moderate price which may be advantageous for local buyers forced out of the market by high prices, he said. In giving its approval subject to several conditions, council made a clear policy statement about the housing development: "The council in reaching its decision, accepted the well presented and detailed submissions of the applicant, and agreed that this provided a unique opportunity to preserve one of the historic elements which have made the borough of Ohakune what it is today." Conditions The seven conditions of approval are: 1. That the development of the site proceed in general conformity with the plans submitted. 2. That the submission of landscaping plans detailing all work to be carried out and timing of the work be submitted for the approval of the Council before any work commences.

3. That the submission of engineering plans detailing work to be carried out and the timing of the work be made for the approval of the council before any work commences. These should include: •Dreadnought Road - the widening of the carriageway by four metres, the provision of kerb and channel, the enclosing of the existing open drain in a stormwater drain, the provision of a footpath,

and the provision of street lights. • Ruapehu Road - the provision of a kerb and channel on both sides of Ruapehu Road where the adjacent land is owned by the Railways Corporation, and on one side where the Railways Corporation property only abuts one side. The provision of a footpath in Ruapehu Road on one side extending from Dreadnought Road t o Shannon Street. • Egmont Street - full reconstruction of Egmont Street to present-day subdivisional standards including the replacement of the bridge. • The provision of all services including street formation and lighting within the development. The formation, metalling and sealing of access lots including the provision of stormwater disposal, and the provision of pedestrian access within the development. 4. That the upgrading of the exterior of all buildings be to a standard approved by the Council before they are sold. 5. That the developer takes out cash bonds with the council at the building permit stage for an amount that will, in the council's opinion, cover the cost of any upgrading required. Each bond would cover the buildings which are the subject of each application, and would be for a period of six months from the time the building permit is issued. 6. That the submission be made for the approval of the council of details relating to the management and ongoing maintenance o f the complex before any work commences. 7. That a provision be made for sewerage disposal, water supply, and electricity distribution systems which will provide for the expected maximum development of the area. Unique opportunity Mr Smith said the project offers a unique opportunity for the Borough to provide for moderately priced residential accommodation, reflecting the historic origins of the town, ensuring

a high quality of external appearance, within an attractive landscaped setting - an opportunity to give the Borough an area of distinct character and quality. KRTA's application is for a specified departure to the District Scheme to permit the establishment of a comprehensive residential development on land owned by the Railways Corporation. The proposal incorporates the existing

houses on the site and provides for the relocation from other localities of additional houses. It provides for the upgrading of the houses to meet present day standard and by-law requirements and also includes the provision of a link road from Ruapehu Road to the station. The layout of the proposal groups of houses,

generally in clusters of four to six, grouped around a vehicle court served by a short driveway. The clusters of houses will be set in a spacious landscape with appropriate incidental planting and additional trees. Pedestrian paths will provide attractive walks within the site linking the clusters and giving access to the centrally placed tennis courts. The proposed link road from Ruapehu Road to the station will give a direct connection to the commercial area adjoining the station and to Ohakune Mountain Road. Mr Smith said it will also serve to enhance the roading network within the Borough. Internal upgrading of houses will involve the installation of new kitchen and bathroom facilities. Mr Smith said it will be up to individual purchasers to carry out other internal work to suit their own needs. Some units will be fully upgraded to illustrate the potential of the houses, he said. Mr Smith said a body corporate will be established to manage the project. To ensure that the high standard of the pro-

ject is maintained unit title agreements will incorporate sueh matters as the appearance of the exterior of buildings, the maintenance of grounds, cost of maintenance and the design of alterations and additions to the exterior of buildings. Objections Nine objections to the proposal were received: 1. King Country Electric Power Board - "The particular parts of the ap-

plication we oppose are: the location of a major subdivisional development in a Rural Zone which had previously been restricted to Railway housing only. further we were lead to believe that if any of the existing Railway houses were removed or destroyed they would not be permitted to be replaced. Our objection is, on the basis of the

District Planning Scheme the Board has recently carried out major maintenance on the electric lines in this area and if this development were to proceed all this maintenance would be redundant." 2. From B.A. Wilde on the grounds that "to allow such an application would destroy the integrity of the district scheme i.e. zoning." 3. From R. Eves on the grounds that "there is more than ample correctly zoned land available in the Apres and Residential Zoned area."

4. From P.H. Masfen and J.C. Wigglesworth on the grounds that "the proposal will be spoiling a rural zone and outlook - there will be little demand for residential properties in the current economic climate, leaving any development as a partly completed mess." 5. From C. Daalman on the grounds "out of zone

railway houses along the skyline." Mr Daalman objected to "being surrounded by Railways, in particular in front of the subdivision, possibly cheapening the area whilst all endeavours to improve the area out of zone." 6. From C.M. Palmer, on the grounds 1. out of zoning; 2. lower standards of nearby residential areas including Miro Park which has a high standard covered by covenants and owners bought to obtain rural views and not overlook another housing block; 3. believes there are adequate

sites for housing available for ski development. 7. From C.E. Blomfield, on the grounds "the change from a low density, private rural setting to a high density, impersonal ski-hous-ing development." 8. From Hauroa Lodge, on the grounds "the development is quite obviously for non-permanent accommodation and there is enough Residential A and Apres ski land already zoned." 9. From G.N. Cruden on the grounds 1. that the proposed residential development is not in accordance with the current rural zoning; 2. there is already adequate residential zoned undeveloped land; 3. the change will affect and upset the amenities of the locality. A number of submissions in support of the proposal were also received including those from the New Zealand Railways Corporation, New Zealand Ski Fields Ltd, and Ohakune farmer Allan Whale. In reply to councillors' queries, Mr Smith stated that the houses would be moderately priced and that the maintenance of the buildings and grounds would be the responsibility of a body corporate. The question of one body corporate for the whole of the land or separate bodies, has not yet been finalised. Mr Smith said it will be in the best interests of the members of the body corporate to maintain the standard of housing, thus maintaining high market prices.