Tomatovine - Option 5

Option 5 by Toni Gillan
It’s inspiring to report a positive outcome to a saga that could have been ruinous for Blenheim’s Central Business District vitality and community heart.

The conflict goes back to 2004 when the Marlborough District Council (MDC) considered a zoning amendment to the Wairau/Awatere Plan, allowing developers to build a business park and a retail development east and west of the town respectively. Opposition came from a group of Blenheim businessmen called Option 5 who rode in on white chargers to defend and preserve the commercial vitality of the central business district (CBD).

The zoning proposals were defeated, so the developer, Outer Limits, then sought resource consent to build the super-sized Westwood Park shopping centre. Sited on the outskirts of Blenheim, the 42,000m² retail complex would include Bunning’s Warehouse, a Pak’nSave supermarket, two rural supply stores, and up to 11 large retail stores. Option 5 vehemently argued against this too, saying it would divert existing businesses as well as driving down rents. The shopping centre would also adversely affect the cohesiveness, viability, and vibrancy of the CBD. They also claimed sufficient alternative land was still available for redevelopment within the CBD. In 2007, independent commissioner Richard Fowler declined Outer Limits’ application. He said the sheer size of the development defeated it.

Outer Limits took its case to the environment court, winning their appeal just last month; but in the final settlement, they came out with a substantially reduced development proposition in which presiding Judge Laurence Newhook approved a less than half-sized, 18,000m² land use consent – excluding the 11 proposed retail stores but including a café and a fuel facility (a formal decision is soon to follow, but was not available at time of writing).

Building of the new complex will start next year. There is renewed enthusiasm from the Marlborough Chamber of Commerce, with words like ‘free market’ and ‘competition’ added back into the dialogue. It all worked out right in the end, but the role Option 5 played in safeguarding the vitality of Blenheim’s CBD is an example of extraordinary endeavour. Back in 2007, acknowledging the huge task ahead of them, Option 5 formed a management and a funding board fixing an annual membership levy divided into three payment categories – property owners (carrying the brunt), business owners, and supportive public. Led by businessmen Michael Thomas and Robin Sutherland, the group was especially galvanised by examples around the country where retailers had departed from town centres to relocate to business and shopping centres (Christchurch is still grappling with the ongoing consequences of their devastated CBD).

Often perceived as self-interested and self-seeking, Option 5 lobbied councillors, believing they needed to be more professionally advised of the long-term consequences of such a development. In turn, Council became immensely positive about the prospect of dealing with a coherent CBD organisation rather than opinionated individuals.

Last month, with agreement on the Variation 42 segment of the appeal (which establishes a zoning hierarchy) and protective covenants in place, Option 5 was one of the four parties who negotiated the final compromised settlement, together with MDC, Outer Limits, and Derry Properties Ltd. With the assistance of professionals and urban planners, the membership of Option 5 not only invested their money (some $160,000) but for years they campaigned hard, focusing on getting it right.

Ultimately Option 5 helped put in place a protection order for the CBD’s foreseeable future. In highlighting what could happen when a commercial community is factionalised, Robin Sutherland says we must play our part if the commercial voice is to be heard. People must be more active in making a contribution in planning and running their town.

That’s an option worth thinking about.