buffalo beach toilet (taputaputea stream) outcomes and

Buffalo Beach Toilet (Taputaputea Stream) Outcomes and Business Case Report

Ross Ashby – Project Manager TCDC

Buffalo Beach Toilet (Taputaputea Stream) Outcomes and Business Case Report Ross Ashby- TCDC Project Manager P1

Report Contents • History P2 • Key Users/Key Objectives P3 • Legislation P4 • Needs Analysis/Chronology P5 • Needs Analysis P6 • Key Stakeholder Concerns P7 • Consideration of Alternatives P8

• Options Assessment P9 • Visual Simulation of preferred location P10 • Parking and further landscaping P15 • Other Considerations P18 • Next steps P19 • Feedback Form P20


History

Buffalo Beach in Whitianga and its surrounds has been continuously occupied by humans for more than a thousand years since Maori explorer Kupes' tribe settled after visiting around 950 AD. The people of Hei settled in the sheltered waters of the Mercury Bay, and Cook later sheltered here when he came in November 1769. Over time Mercury Bay and the township of Whitianga has grown and evolved. In Pre-human times the Mercury Bay Coastal foreshore would have been covered by native sand grasses with back dunes having a more diverse mix of shrubs and trees. Given the history of human inhabitants, trade and use, the Mercury Bay Beach and foreshore has been altered from its natural state for 1,000 years or more. Whitianga was a centre for boat building, kauri milling, flax milling, gold mining and gum digging.

The Reserve Council records provide a rich history about the use of the Buffalo beach reserve in the vicinity of the proposed toilet location. The reserve was Gazetted as a Recreation Reserve in 1959 to the Coromandel County Council. Due to the Taputaputea stream location, the site has been historically very popular for beach access and families with younger children, providing a safe option for swimming. The picnic area and BBQ have been provided as supporting infrastructure for the heavy use by families in this vicinity. Aerial photos show that the picnic tables have been around for at least 15 years. Historically vehicles have parked alongside Buffalo Beach road, with parking facilitated next to the picnic and BBQ area delineated by a line of bollards. Overall the reserve is well-used by the community including families, locals and visitors alike, due to safe swimming in the Taputaputea stream.

Reserve Management Plan The Whitianga and Wharekaho Reserve Management Plans adopted in 2007 identify this area as a Category C: Neighbourhood reserve providing for up to 20% development, open space with garden/tree setting including small playgrounds, picnic facilities, car parking signage, rural or beach toilets. Recent development of the walkway along the dune edge helps to retain pedestrian movements to defined areas, away from the dune environment. Rock rip rap has also been installed at the point where the Taputaputea stream enters the dune system, to reduce erosion. A major stormwater overland flow path crosses the front of the reserve.

2003

2015


Key Users This part of Buffalo Beach park is classified as Category C, Neighbourhood Reserve. This classification helps to facilitate local or visitor use as it is heavily used by people from all walks of life over the summer period. At initiation of the Whitianga Reserve Management Plan, in 2005, minutes taken at the Reserve Management workshop highlighted the need for an Additional toilet block further north, opposite Racecourse Road area. The adopted Reserve Management Plans highlights the increased use of the beachfront reserves over the summer by the community as well as large public events. To mitigate the impact of increasing use, careful management will be required to prevent degradation and to assure continued public enjoyment. The Reserve Management Plan also provides a concept plan for a formed walkway, public facilities and plantings. The plan shows under Area G (opposite Racecourse road) a proposed pedestrian bridge and also shows the Picnic Area beyond. Key users of the reserve are clearly local families, as well as visitors over the summer period. Dune restoration and care has also been undertaken in the area, with local residents contributing to planting and maintenance of the natural character of the dune setting.

Key Objectives • A fit for purpose facility for users of the Picnic and swimming area at Taputapuatea stream • Location close to the picnic, parking and swimming areas • Located in a position which provides the best outcome of a low profile, small building footprint to

reduce visual impact • Landscaping in keeping with the dune environment • Location and design which minimises anti-social behaviour • A single pan toilet fully accessible design with limited changing facilities for users of the area • Finished floor above flood level

Legislation Reserves Act 1977 section 41. Lot 3 DPS 4704 was Gazetted as a Recreation Reserve 1959 803 Council has responsibility, as an administering body, under the Reserves Act 1977, S41 to: prepare management plans for the reserves and parks it manages. Management plans should: ...."provide for and ensure the use, enjoyment, maintenance, protection, and preservation ...and,...the development, as appropriate., of reserve for the purpose for which it is classified". The intention is that the plan be adapted to changing circumstances or increased knowledge.

Whitianga and Wharekaho Reserve Management Plan Section 8 states that the plan is to be under continuous review in accordance with Reserves Act 1977. The plan is to be reviewed every ten years. In the interim, Council may determine to review part of, or the entire plan, in response to: new information, management issues or problems. Section 5 - Recreation, Leisure and Sport Facilities. Section 5.1 - Building and Structures - 5.1.1.1 Objectives: To provide only those buildings and structures that are required to meet reserve user needs. Policies 5.1.2.2. Buildings and Structures deemed necessary by Council, will be provided and maintained only where they are necessary to achieve management objectives and policies or are specifically provided for in this plan. Section 5.2 Development 5.2.1 Objective - To ensure that any reserve development meets the needs of approved use and users without significant adverse effects on other users, the reserve, or neighbours. 5.2.2 Policies - When evaluating any proposal for a reserve area, Council shall take regard of - Cultural, historical, Archaeological features; scale of facilities in terms of reserve use, foreseeable future use, or the foreseeable demand for an activity.

NZS 4241:1999 - NZ Standard for location of public toilets. 4.3.1 - Location - Providers should consider any location where there is an expectation that people may require the use of toilets, or where there is a public demand for toilets. In general demand will be generated where people congregate away from their residence or workplace for a length of time greater than one hour and where no public toilet facilities are provided as part of another building. It should be noted that: Existing public toilets may not necessarily be in the most suitable location 4.3.1 Consultation - When determining location of public toilet facilities providers shall consult with local residents, occupants and others who may have concerns, to determine any issues that may need to be addressed. 4.4 - Location - Public toilets shall be considered in the following locations 4.4.2 Suburban/Town Centres c) Parks where organised sport is played and in amenity areas where large numbers of people congregate. d) Public areas such as recreation areas, gardens, beaches and playgrounds.

Resource Consenting Under the Open Space Zone, Public Amenity (toilets) are a permitted activity pursuant to Rule 50.4.3 provided it meets the standards in Table 4 contained within Section 50. Table 4 Front yard: 3m Max Height: 6m Height to boundary: 2m + 450 Max Site Coverage: 1% Max gfa of any building 50m2 Max Lux 1 lux


Needs Analysis / Chronology • At initiation of the Whitianga Reserve Management Plan in 2005 concept and minutes taken at the Reserve Management

workshop, highlighted the need for an Additional toilet block further north, opposite Racecourse Road area. Possibly a ‘hobbit’ type, or maybe a concrete pad with services so that a portable can be brought in, in the peak season or for events.

• Adopted 2007 reserve management plan Highlighted the key issues with this area as:

• With increased use of these Beachfront reserves, particularly during summer holidays, community and large public events, impacts and use need to be managed to prevent degradation and allow for public enjoyment of the reserves and beach.

• Reserve management Policy 9.6.2.1 Implement the concept plan for a formed walkway, public facilities and plantings.

• A Letter requesting relocation of BBQ to MB Community Board 29 September 2011 - BBQ replacement required presently

located on Buffalo Beach Reserve at junction of Race Course Rd and Buffalo Beach Rd had been out of order for some time. Request for a more suitable spot which has toilets. Response that Parks and Reserves Rep advised that replacement of electric BBQ will be installed shortly at the area by Mother Browns Creek, with further BBQ being installed at Purangi River reserve

• 2011 replacement BBQ installed. • Written request (22 October 2015) asking the Mercury Community Board to consider installation of portaloos at Mother

Brown Creek for the busy period during Christmas. This highlighted that the area was well used by children using the picnic area and BBQ, with food and drink, and close to a popular swimming area, making the need for a toilet more relevant.

• 2015-2025 Long Term Plan – Toilet is included in the approved Long Term Plan following full public consultation process • 16 November 2016 report to Mercury Bay Community Board on new toilet design and consultation with nearby property

owners in January 2017.


Needs Analysis Toilet Facilities and Growth. There are currently two toilet blocks servicing the entire 3.5 km length of the beach front Buffalo Beach toilet block built in 1998 has 2 pans and a urinal in the male and 2 pans for female. Mercury Bay Boat Club has toilets, however these are not open to the public Brophy Beach Toilet 2 pans - originally built around the 1970's, recently refurbished (2016), however no change in capacity/size. Look at population growth as a background indicator, and over laying visitor numbers gives a good picture to calculate the need for toilet facilities. NZS 4241:1999 states that providers (Council) should consider providing toilet facilities at any location where there is an expectation that people may require the use of toilets, now and in the future. Visitor and Population growth figures since 2007 (Adoption of Whitianga Reserve Management Plan) has grown significantly.

• The town's population of 4368 residents grew by 16 per cent since the previous census in 2006 with

the addition of 600 residents compared to the previous seven years . . • The Mercury Bay Area School role is steadily increasing with over 900 students enrolled as new

families come to settle in Mercury Bay.

• TCDC's medium growth projections for its 2018-2028 LTP, growth over the next 30 years in Whitanga is 1,112 new dwellings.

• Over the summer period the population more than triples to around 18,000.

• Nationally, visitor numbers are projected to reach 4.5million in New Zealand by 2022. • Over the period from 2009-2016 visitor accommodation nights has grown by 3% in Mercury Bay

South Area (registering Accommodation nights only).

• Qrious mobile data showed that 100,000 international visitors per month and between 250,000 and 500,000 domestic visitors per month came to some part of the Whitianga to Hot Water Beach coast over the last summer (December 2015 to February 2016).

Comments from the Area Supervisor SMART Environmental Ltd - 22 year resident Whitianga, 21 Years in parks department. The reserve area is the "Hot Spot" destination over summer for access to the beach due to location close to a safe shallow estuary. Last summer Dec/Jan 2017 the BBQ area was "Thrashed”. The peak busy period is from December through to February 2-3. The bins at the BBQ are consistently full in the morning and evening over the busy summer period and the 2 weeks over Christmas the bins are emptied 3 times a day to cater for demand. location are well used by families, as it's an ideal place for swimming for younger children. 'Given the age of the children, a toilet located further away is often not an option and therefore a toilet located closer than the one 850m away is needed.

1.6km

850m

Key Stakeholders Concerns

• Meaningful consultation is needed • TCDC need to be clear on the outcomes for the proposed toilet. • Needs/wants analysis for the toilet • Options analysis for toilet location • Consideration of planting for screening and views of residents • Freedom Camping • Stormwater issues • Vandalism/undesirable behaviour • Parking

1) Palm Tree (Preferred)

2) Seaward

3) Picnic/BBQ area

5) South

4) Area North of Picnic Area

Consideration of Alternatives

A number of alternative locations have been considered, each has pros and cons assessed on the next page in relation to the objectives set out on the page below. The preferred location which meetings the main objectives:

• A fit for purpose facility for users of the picnic and swimming area at Taputapuatea stream

• Location close to the picnic, parking and swimming areas

• Located in a position which provides the best outcome of a low profile, small building footprint to reduce visual impact

• Landscaping in keeping with the dune environment

• lLocation and design which minimises anti-social behaviour

• A single pan toilet fully accessible design with limited changing facilities for users of the area

• Finished floor above flood level

4) Area North of Picnic Area Pros Could be situated opposite intersection with no residential houses directly opposite. Not located in overland flow path. Already existing 'clutter' signs/ light pole could screen toilet. Visible location first view of Mercury Bay from SH25 – good for travellers looking for toilets as they enter town. Cons Close to dangerous intersection SH25. Visible location first view of Mercury Bay from SH25 - not a good first impression. Very close to river - Public perception. Very low lying - limited possibilities for screening structure behind landform. Potential Cultural issues with toilet location so close to stream

1) Palm Tree (preferred Location) Pros Close to to the well used swimming and picnic facility Highly visible from the road and safe Best potential for reducing impact to neighbouring residents due to dunes behind. Can be appropriately landscaped to mitigate visual affects Cons Could possibly be closer to picnic facilities - however this area is low lying Close to Stormwater overland flow path

2) Seaward Pros Possibly able to reduce profile further by hiding. Toilet below dune line. Close to walking trail. Cons Less visible for users - could encourage anti-social behaviour. Problematic making it fully accessible. Located closer to the sea - high erosion risks further hard landscaping may be needed. In area of Dunes identified by management plan as restoration of natural habitat, restricting pedestrian access.

3) Picnic/BBQ Area Pros Very close to users of picnic area and swimming Cons Low lying area floods regularly during storm events In front of 65 Buffalo Beach Road High profile location close to Taputaputea stream Potential Cultural issues with toilet location so close to stream Limited scope to screen/reduce impact on surrounding neighbours

5) South Pros Locating a toilet too far away from the area of use would greatly reduce the intent for providing a toilet for users or the BBQ and Swimming area, particularly young children. This location has a higher elevation than the other locations closer to Mother Browns Creek. Cons This site is also highly visible from the road and an area that is also well used

Temporary Toilets The Mercury Bay Community Board considered temporary toilets in this location, however felt strongly that the high profile location warrants a high quality infrastructural investment. Costs for hireage, maintenance and cleaning over at least a three month period will be on-going and add up over time and not provide a year round facility.

Options Assessment An assessment of the various locations for the toilet has been undertaken setting out the pros and cons for each. The preferred location 1) Palm Tree meets all the objectives.

Visual Simulation of preferred location (1) Palm Tree

3 view point locations - See view point photo simulations on the next two pages showing views from points 1-3 above

P10

Parking and further landscaping As part of the Mercury bay Community Board’s Priority projects for the next ten years, the Board is looking at formalising off street parking for community use. 24 Car parking spaces are proposed, as well as additional landscaping to improve safety and visual appearance of this part of the reserve. The simulation below also shows the removal of the Swale Drain, this is a separate project and still needs a feasibility assessment and funding and is likely to be further into the future.

Buffalo Beach Toilets (Taputaputea Stream) Outcomes and Business Case Report Ross Ashby- TCDC Project Manager P18

Other Considerations Liquor Ban A liquor ban is in force on the reserve over summer. Actively monitored by Council's enforcement team and police. Residents can contact Council on our 24-hour service line: 07 868 0200 Toilet design should be visible to park users to discourage anti-social behaviour Freedom Camping Freedom Camping is prohibited along Buffalo Beach and Brophy Beach. Designated parks at the Buffalo Beach toilet facility have been provided for freedom camping Lighting Internal lighting is provided, no external lighting is needed as toilets will be closed after dark Hours of Operation Toilets will be manually locked at the same time as the other facilities and won't be open over night Vandalism Siting a toilet in a visible location is the key to deterring vandalism A Graffiti coating can be applied to limit visual impact Lighting and appropriate landscaping can also deter vandalism


Next Steps/Feedback

Feedback on the Buffalo Beach Toilet to be submitted by Thursday 30 November 2017 How to submit feedback You can drop into Mercury Bay Service Centre or submit a hard copy, or download a form on our website www.tcdc.govt/buffalobeachtoilet or e-mail to [email protected]. If you are email your feedback please include your name and address and indicate weather or not you support or oppose the preferred location (location 1 Palm tree). If you have any further queries please do not hesitate to contact Ross on (07) 868 0200 or 027 510 9079. Feedback will be presented to the Mercury Bay Community Board on the 6th of December for a decision. The Community Board decision will be communicated to adjoining residents.

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