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Bridle Path Road - Too important for compromise |
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Credit: Linda Harrison
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Saturday, 10 May 2008 |
Heathcote Valley has been an interesting mix of industrial (maltworks), horticultural/agricultural and residential, all of which have been important components of its character and history. Nowadays, the maltworks has gone, and the market gardens along Port Hills Road have all disappeared into high density housing. If the Bridle Path Road horticultural area is subdivided, we will have lost the last of this defining characteristic of Heathcote and the valley will be little more than an anonymous residential suburb.
To retain some semblance of this open, horticultural area, I would like to see low density housing with section sizes similar to Morgans Valley (minimum of 1500 m2 consistent with LHA rule) and indeed this would be a natural continuation in scale for this side of Bridle Path Road. It is still an elevated site, even if not very steep on the lower slopes. If fewer sections mean more expense, so be it – this site is too important for compromises. Smaller sections along the front are bound to have a large building footprint and no doubt, as with other high density housing in the valley, would be surrounded by high fences. Houses on larger sections would have a better chance of looking less intrusive.
With larger section sizes, there might be a better chance of retaining more trees, which would help to minimise the alteration to this landscape.
I would support preventing one developer taking over, and it would be great to see some more interesting and varied architecture. An ‘eco’ development along the lines of that in Redcliffs would have principles very compatible with Heathcote.
The statement quoted in the draft plan that housing on this land would ‘round off the Heathcote community’ is nonsense. I doubt that anyone feels any such ‘rounding off’ is desirable or necessary – I have always found this stretch of open land beautiful as it is.
Another reason for lower density/larger sections would be to minimise population growth. More houses means more people, more traffic, more noise, possibly more crime, and (as I have observed) less friendliness. In recent years (mostly the last five), approximately 230 new houses have been built in the new subdivisions* and another 65 sections have yet to be built on. This is close to 300 new properties in total. If the average number of people per household is three, then we have 900 extra people; if the average is four per household, it would be 1200. Either way, it represents a huge increase in the valley’s population in a very short period of time. The draft plan states ‘population growth in the Bridle Path Road area will only be a small component of the overall growth in the valley’. However the cumulative effect of each of these subdivisions upon the valley is already great. Another 100 sections in Bridle Path Road probably represents 400 or more extra people.
The Heathcote Valley Community Centre Review by Bernard McMillan found the surveyed residents unanimously said they were attracted to Heathcote for its smallness and quietness, the very things that are being rapidly changed, and indicates why fewer rather than more sections should be created.
I am also concerned that Bridle Path Road could be widened. The widening of the upper section of the road was very unpopular with residents, again destroying character and turning it into a race track. I question the necessity of this.
I have lived in the valley for over 24 years, and during that time many changes have been imposed upon us with little regard for residents’ opinions. I hope that on this occasion the least possible alteration to aesthetics and population size will be made.
*Port Hills Road lanes, Scruttons Road, Wendy Place, Carinya Lane, Malthouse Lane, Deavoll Place/Cooks Lane, Morgans Valley
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