Napier City Council has proposed allowing non-notified six-storey developments on dozens of streets near the central city and Taradale under its new District Plan, which is currently going through 12 separate Environment Court appeals.<\/p>\n
One of the 1595 properties proposed to be opened up for six-storey development is a 39-home complex opposite the Watsons\u2019 home, owned by K\u0101inga Ora.<\/p>\n
Outlined in green is Kainga Ora property being prepared for sale and potentially rezoned for high-density housing. Outlined in yellow is the Watson Family Trust property, where a costly solar system could be overshadowed by future six-storey buildings.<\/p>\n
In June, K\u0101inga Ora regional director for East North Island Graeme Broderick said the units in a \u201chigh-value area\u201d had reached the end of their life as social housing and it now made financial sense to sell them.<\/p>\n
The complex, opposite Napier Health on Wellesley Rd with entrances and homes facing Hall St and Nelson Cres, has a capital value (CV) of nearly $9m.<\/p>\n
Watson said he feared his family\u2019s fully decoupled, asset-protected residential micro-grid was now at risk of being ruined by a developer swooping in, buying the K\u0101inga Ora complex and building a six-storey, 19.5m-high high-density housing development in its place.<\/p>\n
He said a development of that size, if allowed under the District Plan, would block the sun during the home\u2019s peak power-generating hours.<\/p>\n
\u201cThis home represents our entire, multi-generational family estate and our lifetime investment into renewable energy resilience,\u201d Watson said.<\/p>\n
\u201cEvery dollar went directly into bringing this integrated infrastructure online. My parents knew (and I knew), that I would not be able to afford electricity once they were gone, once I went on superannuation, which I did last year,\u201d he said.<\/p>\n
\u201cA high-rise built anywhere within that massive site will project a sweeping shadow that completely jumps the tight road gap, burying our infrastructure in darkness.\u201d<\/p>\n
Harrison\u2019s Solar Hawke\u2019s Bay owner Laura Duncan provided Watson with an updated return-on-investment assessment, based on a situation where a six-storey apartment building was built approximately 10m north of the existing dwelling.<\/p>\n
In it, Duncan wrote that in her professional opinion, a development would significantly diminish the performance and financial return of the system \u2013 from generation of 46.9 kilowatt-hours (kWh) of power a day to just 28.0kWh\/day.<\/p>\n
Duncan said the Watsons\u2019 annual savings would drop from $5190 to $2850, with the payback more than doubling from 12-and-a-half years to 26 years.<\/p>\n
Watson said his family were speaking out now to protect the rights of people investing in clean energy across New Zealand.<\/p>\n
An artist’s impression of a multi-storey apartment building taken from Napier City Council’s Proposed District Plan (High Density Residential Zone).<\/p>\n
Watson said he had also approached the National MP for Napier, Katie Nimon, for help over his concerns.<\/p>\n
Nimon said her office took the concerns seriously, making inquiries with the relevant agencies, raising the broader policy issues with the appropriate ministers and advocating on Watson\u2019s behalf throughout the process.<\/p>\n
\u201cThe specific situation remains hypothetical, as there is no confirmed development proposal and the property is not currently for sale,\u201d she said.<\/p>\n
\u201cWithout a defined proposal, there is limited scope for further action.<\/p>\n
\u201cWhile I appreciate the constituent is disappointed, MPs cannot intervene in individual property or planning matters or direct the decisions of government agencies.\u201d<\/p>\n
Watson said the issue was not going to go away.<\/p>\n
\u201cEventually the property will be sold, as will others in the new high-density zones.<\/p>\n
\u201cIt\u2019s not just our family that will have to deal with huge buildings towering over our home, blocking out the sun.\u201d<\/p>\n
Watson said he wanted covenants, caveats or sale conditions to be placed on the site, mandating that any \u201cprivate developer purchasing the site must step back, tier or design the northern facade of the future structure to preserve the existing solar path of 8 Hall Street\u201d.<\/p>\n
In correspondence seen by Local Democracy Reporting (LDR) between K\u0101inga Ora and Nimon\u2019s office, K\u0101inga Ora\u2019s manager, ministerial services, Emma Atkins, wrote: \u201cK\u0101inga Ora will offer the property for sale and is not marketing it for any specific outcome, development type or future use.<\/p>\n
\u201cThe tender process will not specify or require a particular development proposal.<\/p>\n
\u201cConsequently, K\u0101inga Ora is unable to provide information regarding any potential future development, site layout, building massing or associated shading effects.<\/p>\n
\u201cAssessing the property\u2019s development potential and undertaking any related due diligence is the responsibility of prospective purchasers.\u201d<\/p>\n
K\u0101inga Ora regional director east North Island Graeme Broderick told LDR the agency understood that changes to neighbouring properties could create uncertainty.<\/p>\n
\u201cHowever, once a property is sold, K\u0101inga Ora has no role in, or influence over, how it may be developed in the future,\u201d Broderick said.<\/p>\n
Napier\u2019s proposed District Plan is facing 12 appeals lodged with the Environment Court.<\/p>\n
A spokeswoman for the Environment Court said some appeals against the plan had been resolved, but others were continuing.<\/p>\n
\u201cI am unable to say when the appeals will be heard, or if they will be at all,\u201d she said.<\/p>\n
\u201cAt this stage, no hearing time has been sought or directed. Consequently, I cannot advise when a decision [on the District Plan] is expected.\u201d<\/p>\n
They said numerous decisions resolving specific topics and appeals would likely be issued throughout the proceedings.<\/p>\n
Napier City Council said its proposed District Plan \u2013 first proposed in 2023 and amended in 2025 \u2013 was not yet fully operative.<\/p>\n
It said the proposed high-density residential provisions showed where buildings of up to six storeys could be built, but that didn\u2019t mean every site would have a six-storey development.<\/p>\n
\u201cThe council cannot comment on the potential impact of a hypothetical future development on an individual property or solar installation.<\/p>\n
\u201cAny future development would need to be assessed against the planning provisions that apply at the time.\u201d<\/p>\n
In a Talking Point in Hawke\u2019s Bay Today on the proposed District Plan in November 2023, former Napier Mayor Kirsten Wise wrote that Napier had a housing problem.<\/p>\n
She said the council would look to introduce medium- and high-density residential zones around commercial centres and main transport routes, away from natural hazards.<\/p>\n
\u201cWe envisage high-density residential zones could be terraced homes and urban apartment living up to six storeys close to Napier city centre and Taradale town centre.\u201d<\/p>\n
High-density zones<\/p>\n
Under Napier\u2019s proposed District Plan, 1595 properties would be rezoned to allow high-density residential use on a non-notified basis.<\/p>\n
The streets where the properties were located were:<\/p>\n
Nelson Cres, Kennedy Rd, Higgins St, Georges Drive, Peddie St, Mckenzie Ave, Herrick St, Gloucester St, Avondale Rd, Devon St, Douglas Mclean Ave, Hammond Rd, Wellesley Rd, Eton Rd, Hastings St, Carnell St, Jull St, Church Rd, Gebbie Rd, White St, Oxford St, Puketapu Rd, Meeanee Rd, Devonshire Place, Roskilda Cres, Marine Parade, Hall St, Latham St, Murphy Rd, Elbourne St, Winifred St, McDonald St, Munroe St, Lee Rd, Gebbie St, Sale St, Owen St, Neeve Rd, Storkey Rd, Russell Rd, Thackeray St, Nuffield Ave, Wilding Ave and Weatherfield Mews.<\/p>\n
\u2013 LDR is local body journalism co-funded by RNZ and NZ On Air.<\/p>\n","protected":false},"excerpt":{"rendered":"Napier City Council has proposed allowing non-notified six-storey developments on dozens of streets near the central city and…\n","protected":false},"author":2,"featured_media":565046,"comment_status":"","ping_status":"","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[5],"tags":[133226,138,18920,124,2109,28164,15124,3273,305,164299,1345,1426,23543,278107,1132,3607,35479,111,139,69,1118,109482,1523,12253,10112,8780,814,15508,1133,7801,85461,4166,12633,6211,223,165,2846],"class_list":["post-565045","post","type-post","status-publish","format-standard","has-post-thumbnail","category-business","tag-133226","tag-business","tag-cast","tag-could","tag-family","tag-fears","tag-fight","tag-future","tag-have","tag-highdensity","tag-home","tag-investment","tag-kinga","tag-literal","tag-million","tag-napier","tag-napiers","tag-new-zealand","tag-newzealand","tag-nz","tag-of","tag-opposite","tag-over","tag-panel","tag-power","tag-premium","tag-property","tag-residential","tag-sale","tag-shadow","tag-sixstorey","tag-solar","tag-spent","tag-system","tag-the","tag-their","tag-them"],"_links":{"self":[{"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/posts\/565045","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/comments?post=565045"}],"version-history":[{"count":0,"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/posts\/565045\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/media\/565046"}],"wp:attachment":[{"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/media?parent=565045"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/categories?post=565045"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.newsbeep.com\/nz\/wp-json\/wp\/v2\/tags?post=565045"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}