Upper Stebbings Valley and Glenside West

Aerial view of the Upper Stebbings Valley and Glenside West area

Upper Stebbings and the western hills of Glenside comprise 260 hectares of undeveloped, rural zoned land.  The land is located between Glenside and Churton Park in the south and Tawa to the north. The land has the potential to provide up to 1,000 new houses over the next 10-20 years.  This is a one of the last undeveloped greenfield areas within the existing urban footprint of the City.

Late last year the Council undertook engagement with the Tawa, Glenside and Churton Park communities on a proposed plan for this area (a ‘Structure Plan’).  People told us that the future community should be inclusive and diverse with green spaces, have quality transport systems, and infrastructure that helps improve water quality and prevents flooding.

Other considerations are the impact of development on existing infrastructure and transport networks and specific design issues such as how and where to connect the future communities to Tawa and Churton Park.  Further investigations are currently underway.

A draft Structure Plan is proposed to be engaged on with the community and taken to Councillors for approval in late 2020. This would then be included in the District Plan as part of the District Plan Review process.

Our City Tomorrow (Draft Spatial Plan) identified these areas as opportunity sites for future development. Find out more by viewing the Draft Spatial Plan online here.

Upper Stebbings Valley

What does it look like now?

Located between Churton Park and Tawa, Upper Stebbings Valley and Glenside West are one of the last remaining greenfield areas available for new housing in the city. The Northern Growth Management Framework and the Wellington Urban Growth Plan identified these areas (260ha combined) for future urban development alongside Lincolnshire Farm.

Upper Stebbings comprises open farmland in a valley between Marshall and Bests ridges. Glenside West comprises land between Marshall Ridge and Middleton Road which is part pine plantation, part open pasture, with Arohata Prison in the north-west corner and a number of houses along Middleton Road.

The areas are in close proximity to shops and services in Tawa and Churton Park as well as transport links at Takapu train station and the State Highway interchange at Westchester Drive.

What might it look like in the future?

A vision for these areas and design principles were developed with local community members and organisations with an interest in the area.


People living in a community unique to Wellington that is an inclusive and diverse urban area with green spaces, quality transport systems, and effective infrastructure.


  • A compact and diverse community with high standards of liveability
  • Diverse housing types and styles to meet diverse needs
  • A community where you can see, experience and play amongst the native flora and fauna
  • A community designed from the start to be environmentally responsible
  • A community that embodies Wellington’s cultural diversity, friendly people, festivities and creativity
  • A well connected community with facilities and activities so that people can thrive
  • Good public and active transport connections
  • Green and traditional water infrastructure that works together improving water quality and preventing flooding

Based on the vision and principles we are currently carrying out more detailed planning for these areas.

What is anticipated here?

It is anticipated that a new community with around 500 dwellings could be built in Upper Stebbings Valley. This could include:

  • A mix of 1 to 3 storey housing, including detached houses, duplex and terrace houses, and small scale apartments.
  • Green spaces catering for a variety of recreational activities, from local parks to larger reserves.
  • A main road connecting to the existing road network and supporting a future bus service.
  • Walkways providing access across the development and to several tracks on the edge of the area including future opportunities to connect to the Outer Green Belt.
  • Retention of areas of mature native bush.
  • Retention of the Stebbings Stream and key tributaries.
  • A stormwater network that makes uses of rain gardens and other systems to filter rain water before it to enters waterways.

Find out more information on the Upper Stebbings Concept Masterplan:

Feeback on the masterplan will be sought later this year, together with development options for Glenside West.

Glenside West

Planning of the Glenside West area is still in the early stages. The investigations will include looking into a potential road connection towards Takapu Station and Tawa. Engagement with landowners, including the Department of Corrections, and the local community on potential future development in the area is planned for later in 2020. This will build on the principles of the Upper Stebbings Concept Masterplan.

Related Links

More information

Please don’t hesitate to contact us if you have any questions or would like to discuss the project.

Phone: 04 499 4444
Email: upperstebbingsvalley@wcc.govt.nz

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