Hamilton enabling housing supply and choice

Hamilton City Council’s examples in response to the Government’s ‘Enabling housing supply’ consultation are likely to supply 437 to 625 car-free, 50m2 dwellings over this decade, which is 3.5% to 5% of the total 12,500 dwellings needed to meet Hamilton’s housing market in this decade, and these 50m2 dwellings will need about 20,000m2 (2 hectare), compared to (400m2 x437=174,800m2 (17.5h)) to (400m2 x625=250,000m2 (25h)) under existing rules in general residential zones.

Today Hamilton’s population is approximately 180,000 people (p92 LTP), living in approximately 53,000 households (p66 LTP) which averages 3.4 people per dwelling. In about 10 years’ time, Hamilton’s population is projected to be about 200,000 people (p92 LTP) living in an assumed additional 12,500 houses (p17 Infrastructure LTP). This total of 65,500 households averages 3 people per dwelling. It has been stated that ‘around half (49%) of Hamilton household are 1-2 person households’ (p45 FutureProof). So half of the new 12,500 dwellings, which amounts to 6,250 dwellings  households, could be 50m2 dwellings suitable for 1-2 person households. We also know that 7%-10% of households are car free (link), which suggests there could be a market for 437 to 625 dwellings with no need for car parking space. Hamilton’s submission to the government enquiry on ‘Enabling housing supply’ showed that 437 to 625 car parking-free 50m2 dwellings could be accommodated on ten 2,000m2 parcels of land or thirty four 600m2 sections or fifty two 400m2 sections. (Hamilton submission from page 49)

Where is there demand for 50m2 dwellings with no car-parking? In the city centre, and in close to a dozen other neighbourhoods with over 10% of households that are car-free in Hamilton. Where is there almost no demand for car-free living? Flagstaff South. If a developer built 50m2 dwellings with no car-parking in  Hamilton’s most expensive neighbourhood, which also has the lowest level of walking/biking/busing to work, the outcome would be more affordable homes and the next census would show an increase in the number of people walking/biking/busing to work.

Amersfoort Space boxes

Final note: The key issue is the right to sunlight for existing and future homes. The Auckland submission requires a ‘minimum 2 hours sunlight at mid-winter solstice’ page 70.

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