Upper Stebbings and Glenside West development concept

Upper Stebbings and Glenside West boundary

Why are we doing this?

Wellington City expects its population to grow by 50,000 – 80,000 people over the next 30 years. The Council’s strategy to accommodate this growth includes intensification in the central city and around existing town centres, and developing new urban areas in Lincolnshire Farm, Upper Stebbings and Glenside West. 

Upper Stebbings and Glenside West are an attractive location for new housing being close to existing shops and services in Churton Park, Takapu Road and Tawa town centre. The area is well connected to the transport network with the existing State Highway interchange at Westchester Drive, the train station at Takapu Road and existing bus services in Churton Park and along Middleton Road. 

The area is currently zoned for rural activities in the District Plan. Before it can be developed, the District Plan zone needs to be changed. 

What’s happened so far?

Engagement with the community on future development in Upper Stebbings and Glenside West started in 2018 with the development of a vision and design principles. We then engaged on three high level development scenarios. The current development concept builds on the feedback received to date and provides more detail on what the development might look like.


People living in a community unique to Wellington that is an inclusive and diverse urban area with green spaces, quality transport systems, and effective infrastructure.


  • A compact and diverse community with high standards of liveability
  • Diverse housing types and styles to meet diverse needs
  • A community where you can see, experience and play amongst the native flora and fauna
  • A community designed from the start to be environmentally responsible
  • A community that embodies Wellington’s cultural diversity, friendly people, festivities and creativity
  • A well-connected community with facilities and activities so that people can thrive
  • Good public and active transport connections
  • Green and traditional water infrastructure that works together improving water quality and preventing flooding.


  • August/September 2018 – Vision and design principles (complete)
  • November/December 2018 – Development scenarios (complete)
  • November 2020 – Development concept
  • 2021 – Draft District Plan

What informs the development concept?

The Upper Stebbings and Glenside West area has some streams, including the Stebbings Stream and tributaries of the Porirua Stream. It also features “Significant Natural Areas” – these are typically native bush areas and forested gullies. The area includes high grounds around Marshall Ridge and, like most of the northern suburbs, steep topography in places. 

All of the above features have been taken into consideration in the preparation of the development concept with the view of protecting the natural values of the site while providing much needed new housing.

What is proposed? 

The development concept comprises:

  • An extension of Melksham Drive into the Upper Stebbings Valley with housing areas on either side of the Stebbings stream and main tributaries, keeping development below the ridgelines. The stream corridors and higher grounds would form a network of open spaces providing parks, a play area, a green aspect for the new houses and walking tracks connecting to surrounding reserves. The existing bus service along Melksham Drive would be extended to serve the new urban area.
  • An extension of the “Reedy Block” development, between two stream gullies to be retained. This would be served by a road connection to Westchester Drive and a walking connection down to the bus stops on Middleton Road.
  • Together, these two urban areas could provide over 600 new houses.
  • The balance of the rural land in Glenside West (ie land not identified for residential, open space or Department of Corrections use) could either remain in rural use or be rezoned to enable the development of “lifestyle blocks”. These are usually larger than normal residential lots, have a rural character and may use rainwater collection and septic tanks.

Upper Stebbings and Glenside West consultation summary (6.2MB PDF)

What happens next?

We will consider all feedback from the community, landowners and stakeholders and finalise the development concept. 

We will then start preparing the material to go in the District Plan to manage development in the area. This will include a map showing where residential activities and open spaces are anticipated, and the general location of main roads, walking tracks and play areas. We will also draft District Plan “provisions” ie objectives, policies, rules and assessment criteria specific to this area which will be used in future to make decisions on resource consent applications.

There will be opportunities to provide feedback on the maps and provisions as part of the wider Draft District Plan engagement in 2021.

Upper Stebbings and Lower Glenside engagement report (5.8MB PDF)

What is the District Plan?

The District Plan is the “rule book” used to manage the city’s natural and built environment – including the types of land use activities and building heights that are permitted. 

While the District Plan’s provisions are specific to particular zones, they can be grouped under five overall goals:

  • Protect and enhance the natural or ‘green’ areas of the city. This includes the Town Belt, Outer Green Belt, rural and open space zones, and conservation sites.
  • Encourage more intensive and mixed-use development within urban areas to achieve better use of transport, infrastructure and energy – in other words, a compact and more sustainable city.
  • Improve the overall quality of the built environment from an urban design perspective.
  • Reduce the risks associated with natural and other hazards.
  • Safeguard the natural environment – land, air and water – from pollution and contamination.

To achieve these goals, the District Plan sets out a range of objectives, policies, methods and rules.

The resource consent process is the main method of implementing the District Plan. The District Plan allows some developments to take place as of right and without the Council’s specific consent. Other developments that have the potential to cause environmental impacts may not take place without a resource consent.



Background information

We have gathered background information for the area to help inform the development concepts.

Recent reports

Previous reports

Contact us

If you have any questions contact the District Plan team.
Email: district.plan@wcc.govt.nz