Upper Stebbings Valley community

We propose to develop a new community located between Churton Park and Tawa, Upper Stebbings Valley and Glenside West. It's one of the last remaining areas of Wellington identified for new housing.


We are aware of growing concerns in the community regarding potential transport access options for Upper Stebbings. 

We acknowledge we didn’t get it right, and as such we unreservedly apologise and will be pausing the process until the New Year. We will be back in touch with you then.

For those who have made a submission, we will be taking your feedback on board and will consider this in the context of the process review.

We thank you all for your involvement and patience regarding this important project for our city.

The boundary of Upper Stebbings Valley, between Churton Park and Tawa.

Upper Stebbings Valley boundary


What’s happened so far?

December 2018: We sought public feedback on three scenarios for the development of Upper Stebbings Valley. The survey closed on 16 December and the results are being analysed.

August/September 2018: People and organisations with an interest in the project helped with early planning workshops. Working groups created a vision for the new community and high level design principles for future development. A public survey in September 2018 helped inform the outcome. See the consultant’s report:

Co-design workshop 1 outputs (1.87MB PDF)

Feedback results September 2018

The vision for a new suburb and community

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

Design principles for future development include:


  • A compact and diverse community with high standards of liveability. 
  • Diverse housing types and styles to meet the diverse needs. 

Parks and nature

  • A community where you can see, experience and play amongst the native flora and fauna.
  • A community design from the start to be environmentally responsible.

Community and resilience

  • 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.

Transport, 3 waters and power

  • Good public and active transport connections.
  • Green and traditional water infrastructure that works together improving water quality and preventing flooding.

Next steps

  • December 2018 – review the options and feedback to inform a draft plan
  • Early 2019 – Councillors to consider the draft plan. 

About the project

Wellington needs more homes. We expect around 80,000 more people to be living in Wellington by 2043.

We are already looking at ways to house more people in the central city.

We're considering how to create more homes in areas, including the central city and a new community further north.

If we create a new community in Upper Stebbings Valley and Glenside West, we want to do it right. We have to think about how a new community will affect surrounding areas, including:

  • new housing and types of houses for Wellington
  • local streams and Porirua Harbour 
  • facilities needed by a new community
  • open and green spaces for people, plants and animals
  • connections to other suburbs and the central city.

Proposed area

The proposed area covers about 260 hectares of land between Churton Park and Tawa – Upper Stebbings Valley, Marshall Ridge and the western hills of Glenside. It is zoned as rural in the District Plan and is mostly open farmland or pine tree plantations.

You can get an idea of what area Upper Stebbings Valley covers in the map of the Upper Stebbings Valley boundary

Planning for the future

We're creating a high-level plan for the future of the Upper Stebbings Valley and Glenside West area – how it might look, what people will need and what facilities should be provided. The plan will include things like transport, housing density, parks and reserves, water management and resilience. It will be approved by Councillors before work is done to include it in the District Plan.

We have gathered background information for the area:

  • cultural values report (1.1MB PDF) – how mana whenua value the land 
  • local history report (1.4MB PDF) – settlement of the area
  • transport report (3.1MB PDF) – impact on existing infrastructure and making new transport connections 
    • Important to note: Development scenarios included in this report are for modelling purposes only and do not represent any supported or potential dwellings expected from this planning project.
  • landscape and local ecology report (7.7MB PDF) – values of the landscape to the area, and information on birds, lizards, water quality and stream life.

The Upper Stebbings Valley land was identified in the Northern Growth Management Framework (2003) which looked at how the northern suburbs would grow over the next 20 years. The Wellington Urban Growth Plan (2014) also identifies the land as an area available for growth.

More information

Please don’t hesitate to contact us if you have any questions or would like to discuss the project.

David Mitchell, Senior Spatial Planning Advisor
Phone: 04 499 4444
Email: upperstebbingsvalley@wcc.govt.nz