A Christchurch City Council planner has recommended declining Woolworths New Zealand’s proposal to build a large new supermarket and commercial centre on Madras Street in St Albans, citing a range of adverse impacts.
The application seeks consent to develop a 3350 square metre supermarket, smaller retail tenancies, a courtyard space, and 223 carparks across a site at 476 to 494 Madras Street. The site spans both the Neighbourhood Centre Zone and Residential Medium Density Zone.
Senior Planner Scott Blair, who prepared the report, concluded the proposal should be declined due to significant adverse transport effects, poor integration with the surrounding residential area, and inconsistencies with the objectives of the Christchurch District Plan.
The development triggered multiple rule breaches, including excessive earthworks, noise levels, insufficient landscaping, oversized signage, and inadequate building setbacks. The report also flagged concerns with access widths, queueing space at driveways, and a lack of pedestrian connectivity, particularly for those with limited mobility.
The report said, “the adverse effects in relation to the urban design outcomes are significant” and concluded that proposed mitigation measures were not enough to offset the development’s impact on neighbouring residential properties and the wider area.
A total of 101 public submissions were received on the application. Of these, 73 were opposed, 24 supported it, and 4 were neutral. Twenty-seven submitters requested to be heard at the public hearing scheduled for 11 August 2025.
The site is commonly known as the Orion block and includes contaminated land that would require remediation before any construction could begin. Council experts also raised concerns about flooding risks, glare, noise, and a loss of residential land.
The developer’s own plans show that much of the proposal fails to meet District Plan standards. The proposed supermarket’s gross floor area alone is more than three times the permitted 1000 square metre maximum for the area.
While some positive effects were acknowledged, such as additional retail options and economic activity, the planner concluded they did not outweigh the cumulative negative effects.
The final decision will be made by a panel of independent commissioners following the August hearing.
