Your feedback will help us develop a preferred option for the new community in Upper Stebbings valley.
To have your say, please complete the online feedback form below. The deadline for feedback is 8.00pm Sunday 16 December 2018.
We have designed three scenarios for how a new community in Upper Stebbings valley could look and feel.
All of them allow for a range of housing types to be built. They also include public transport and local roads. There are parks, reserves and tracks for walking and cycling. All scenarios provide good stormwater systems to minimise flooding and improve our streams.
Where there is higher-density housing there will also be better transport links and more community facilities. This is because it’s more practical and cost-effective to do this when there are more people living in an area.
Disclaimer: The Crown owned land is managed by Corrections. The Crown has not made any decisions on the use or availability of this land for anything other than the Corrections purpose and its Treaty of Waitangi settlement obligations.
Scenario 1 - Extend
The number of houses is low – between 325 and 500 new homes based around the upper area of Stebbings Stream. The community is connected by a loop road that links with Churton Park.
The homes are mainly large standalone properties with some terraced and duplex housing. See Housing typologies in the Stebbings structure plan for more information on these types of homes.
The existing ridgeline, hilltop, natural habitat and streams are protected. Development on private property and reserves could help protect and enhance the natural systems.
Community facilities would be limited to natural parks and reserves. These could include community gardens and a play area.
View the map for Scenario one - Extend. (PDF 5.8 KB)
Scenario 2 - Connect
The number of houses is medium – between 1100 and 1450 homes extending beyond Upper Stebbings towards Tawa and Glenside. A new road links the development to Tawa.
There is a good balance of most housing types including standalone homes, stacked homes, townhouses, duplexes and terraced homes. See Housing typologies in the Stebbings structure plan for more information on these types of homes.
Housing extends into the ridgeline and hilltops. The ridgeline itself is still protected and has a good network of tracks, with the new road providing improved access to the Outer Green Belt and Tawa tracks.
The new road to Tawa will give residents access to shops, cafes, restaurants, primary schools, community halls and sports fields. It also helps connect the bus and rail networks, improving public transport for the area.
View the map for Scenario two - Connect. (PDF 5.8 KB)
Scenario 3 - Integrate
There is denser housing – between 1980 and 2500 homes - with more development towards Tawa. A new road links the area to Glenside.
There are more townhouses and fewer standalone houses. Apartments are included in the flatter parts of the area, close to public transport links. See Housing typologies in the Stebbings structure plan for more information on these types of homes.
An extensive walking and cycling network links the developed areas with each other, Tawa and the Outer Green Belt.
Significant natural habitats remain in Glenside and Upper Stebbings and help to connect the housing areas.
With more people living in the area, there are community facilities such as a primary school and sports fields, as well as a small scale village centre with local shops.
View the map for Scenario three - Integrate. (PDF 5.8 KB)
- December 2018: review the scenarios and feedback to inform a draft plan for the area
- Early 2019: Councillors to consider the draft plan
- Early 2019: public consultation on draft plan and preferred option for Upper Stebbings Valley.
David Mitchell, Senior Spatial Planning Advisor
Phone: 04 499 4444