planning committee agenda - 11 june 20142014/06/11 · planning committee 2 11 june 2014 item 4 was...

Planning Committee

Notice of Meeting A meeting of the Planning Committee will be held in the Council Chamber, Forum North, Whangarei on:

Wednesday

11 June 2014 10.00am

Committee Councillor G C Innes (Chairperson)

Her Worship the Mayor Cr S J Bell

Cr S J Bretherton Cr C B Christie Cr P A Cutforth Cr S J Deeming

Cr S M Glen Cr C M Hermon

Cr G M Martin Cr P R Halse

Cr B L McLachlan Cr S L Morgan

Cr J D T Williamson

OPEN MEETING APOLOGIES CONFLICTS OF INTEREST

Members are reminded to indicate any items in which they might have a conflict of interest.

INDEX Item No Page No 1. Minutes of a Meeting of the Planning Committee held 14 May 2014 ....................................... 1 2. Minutes of a Meeting of the Community Funding Subcommittee held

14 May 2014 ............................................................................................................................. 4 3. District Living Group Monthly Report May 2014 ....................................................................... 6 4. Proposed Plan Change 120 – Kamo Walkability Environment ............................................... 34 5. Proposed Plan Change 130: Bulk Format Retail Environment (Okara Park) ......................... 80 6. New Road Names – Resource Consents ............................................................................. 147

Recommendations contained in this agenda may not be final decisions. Please refer to the minutes for resolutions.

Local Government Act 2002 Amendment Act 2012 – Decision making

Full consideration has been given to the provisions of the Local Government Act 2002 Amendment Act 2012 in relation to decision making and in particular the current and future needs of communities for good quality local infrastructure, local public services and performance of regulatory functions in a way that is most cost effective for households and businesses. Consideration has also been given to social, economic and cultural interests and the need to maintain and enhance the quality of the environment in taking a sustainable development approach.

Planning Committee 11 June 2014

1. Minutes: Planning Committee Wednesday, 14 May 2014

Minutes of a meeting of the Planning Committee of the Whangarei District Council held in the Council Chamber, Forum North on Wednesday 14 May 2014 at 10.00am Present: Cr G C Innes (Chairperson) Her Worship the Mayor S L Mai, Crs S J Bell, S J Bretherton, C B Christie, P A Cutforth, S J Deeming, S M Glen, C M Hermon, P R Halse, G M Martin, B L McLachlan, S L Morgan and J D T Williamson Also present: Noreen Moorhouse, Christine Goyen, Karlene Joyce-Livingstone and Marcell Kaipo (Otangarei Neighbourhood Safety Panel)

In Attendance: Chief Executive Officer (M P Simpson), Group Manager District Living (P Dell), Senior Specialist Policy (D Hebart-Coleman), Environmental Trends Analyst (S Seutter), State of the Environment Coordinator (A Arrieta) and Senior Meeting Coordinator (C Brindle) The Chairman informed the meeting that Item 4 would be taken before Item. 3.

1. Confirmation of Minutes of a Meeting of the Planning Committee held on 9 April 2014

Moved: Cr Martin Seconded: Cr Morgan

“That the minutes of the meeting of the Planning Committee held on Wednesday 9 April 2014 having been circulated, be taken as read and now confirmed and adopted as a true and correct record of proceedings of that meeting.”

CARRIED

2. Confirmation of Minutes of a Meeting of the Community Funding Subcommittee held on 9 April 2014

Moved: Cr Deeming Seconded: Cr Glen “That the minutes of the meeting of the Community Funding Sub- Committee held on Wednesday 9 April 2014 having been circulated, be taken as read and now confirmed and adopted as a true and correct record of proceedings of that meeting.”

CARRIED Item 4 was taken after Item 2. Item 3 was taken after Item 4.

3. District Living Group Monthly Report – April 2014

Moved: Her Worship the Mayor Seconded: Cr Bell “That the report be received.”

CARRIED Cr Cutforth rejoined the meeting at 10.49am during discussions on Item 3. Cr Hermon was absent from the meeting during discussions on Item 3 between 10.51am and 10.54am.

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Planning Committee 2 11 June 2014

Item 4 was taken after Item 2.

4. Otangarei Community Plan

Karlene Joyce-Livingstone, Marcell Kaipo, Noreen Moorhouse and Christine Goyen spoke to the report and answered questions from Councillors. Moved: Cr Williamson Seconded: Cr Christie

“That the Otangarei Community Plan be received.”

CARRIED Cr Cutforth left the meeting at 10.41am following discussion on Item 4.

5. Resource Management Act Survey of Local Authorities 2012/2013

Moved: Cr Deeming Seconded: Cr Morgan “That the Resource Management Act Survey of Local Authorities 2012/2013 be received.”

CARRIED

6. Resource Consents Monitoring and Development Report 2012-2013

Moved: Cr Bretherton Seconded: Cr Hermon “That the Resource Consents Monitoring/Development Report 2012/2013 be received.”

CARRIED Cr McLachlan was absent from the meeting during discussions on Item 6 between 11.06am and 11.09am.

7. Plan Change 123 – Chapter 3 Referenced Documents, Final Consideration

Moved: Her Worship the Mayaor Seconded: Cr Halse “1. That the report and attachments be received. 2. That Plan Change 123A, Chapter 3 (REF) Referenced Documents be approved in terms of

Clause 17 of the First Schedule of the Resource Management Act 1991. 3. That Plan Change 123A, Chapter 3 (REF) Referenced Documents be notified in terms of

Clause 20 of the First Schedule of the Resource Management Act 1991.”

CARRIED

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8. Accreditation Report

Moved: Cr Morgan Seconded: Cr Martin “That the report be received.”

CARRIED

9. New Road Names – Resource Consents

Moved: Cr Martin Seconded: Cr Hermon “1. That the new public road at Kensington Heights Rise be named Walnut Grove. 2. That the new private right of way B at Kensington Heights Rise be named Lilicoe Lane. 3. That the new private right of way at Kensington Heights Rise be named Monowai Place. 4. That the new private right of way at Golf Harbour Drive Whangarei be named Brenda Gardner

Way. 5. That the new private right of way at Cullen Road Waipu be named Horizon View Heights.”

CARRIED

Cr Williamson withdrew from the table taken no part in discussions or voting on Item 9. The meeting closed at 11.32am

Confirmed this 11th

day of June 2014 G C Innes (Chairperson)

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2. Minutes: Community Funding Subcommittee Wednesday, 14 May 2014

Minutes of a meeting of the Community Funding Subcommittee of the Planning Committee held in the Council Chamber Forum North on Wednesday 14 May 2014 at 8.30am

Present: Cr S J Deeming (Chairperson) Her Worship the Mayor S L Mai (8.31), Crs S M Glen, G M Martin and B L McLachlan Also present: Cr G C Innes In Attendance: Group Manager District Living (P Dell), Community Services Manager (O Thomas), Community Funding Officer (B Kurtovich) and Senior Meeting Coordinator (C Brindle)

1. Community Funding – Community Fund Round 2 2013-2014

This item was taken in parts. Moved Cr Martin Seconded Cr Glen “1. That the information be received. 2. That grants from Round 2 of the 2013-2014 Community Fund be made to the following organisations:

a) Age Concern Whangarei Incorporated $1,738 b) Collaborationz Trust $2,500 c) Sistema Whangarei (under Whangarei Youth Music Incorporated) $10,000 d) Storylines Children's Literature Charitable Trust of NZ $3,000 e) Te Kowhai Print Trust $2,000 f) The Old Library Limited $2,500 g) Tutukaka Coast Promotions Incorporated $2,000 h) Volunteering Whangarei $10,000 i) Whangarei Cake Decorators Guild (under NZ Cake Decorators Guild Incorporated) $2,000 j) Whangarei Parents Centre Incorporated $883.40.

3. That the following applications to Round 2 of the 2013-2014 Community Fund be declined:

a) Darksyde Productions b) Destiny Church Whangarei Trust c) Discover Whangarei Heads Tourism Group Incorporated d) Positive Living Promotions Incorporated e) Ngunguru School PTA, Incorporated f) Ruakaka Surf Life Saving Patrol Incorporated g) Rugby League Northland Zone of NZRL Incorporated h) The Radio Network i) Waipu Cove Surf Life Saving Club Incorporated j) Whangarei Migrant Centre Incorporated.”

CARRIED

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“4. That the unused Community Fund allocation of $18,461.60 for 2013-2014 be considered for reallocation to Community Halls by the Community Funding Subcommittee next month.”

CARRIED Her Worship the Mayor joined the meeting at 8.31am during discussion on Item 1.

The meeting closed at 8.41am Confirmed this 11 June 2014 S J Deeming (Chairperson)

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3 District Living Group Monthly Report May 2014

Reporting officer Paul Dell (Group Manager District Living)

Date 20 May 2014

Group Manager It is with great pleasure that I can inform Council of the award given in recognition of the Kamo Place Race by the Association of Local Information Management (ALGIM) to Whangarei District Council. Council was the winner of Best Use of Social Media in Local Government.

Resource Consents Manager The number of consents received during May dropped slightly from previous months, however the extent of the workload is illustrated by the number of consents processed continuing to climb. Two consents incurred a discount under the Discount Regulations, both being for a 2 working day infringement. Two consultant planning firms are currently engaged to help with the workload at present.

Two hearings were held in May – one for a cheese-making factory and cafe at Langs Beach, and the other for a subdivision on Landowners Lane at Tutukaka.

One Hearings Commissioners decision has been issued for the granting of a three lot subdivision in the Urban Transition Environment at Pipiwai for Eady. Commissioner decisions for three other matters are still pending.

Policy and Monitoring Manager This month was taken up by finalising various planning documents and Plan Changes. However working on resolving appeals on Regional Policy Statement and the Ruakaka Racecourse and legal review of plan changes require a considerable amount of staff time.

The village plan concept is gaining momentum and community participation is gaining.

The Rural Plan Change has been scheduled for a workshop on 30 July 2014 for Council to undertake an initial review of the draft provisions established from the direction of the Rural Development Strategy and to give direction on the consultation/notification process.

The Court assisted mediation on resolving the appeals on the Regional Policy Statement has commenced. Some of the matter could be resolved with general acceptance but fundamental issues might need further mediation or ultimately will be set down for Court hearings. The outcomes will have a profound effect on the District Plan and future plan changes such as the Coast, Landscapes and Natural Hazards provisions. This will also trigger the revision of the Regional Plans such as the Water and Soil Plan, Air Quality plan and the Coastal Plan – all which will require District plan amendments.

.Strategic planning which will influence the next LTP is also progressing in terms of the Implementation Plan of Sustainable Futures 30/50.

Building Consents Manager The period 28 April 2014 through to the 23 May 2014 experienced a considerable dip in both value and number of building consent work granted despite the obvious pick up in the construction industry. This could have been caused by a delayed reaction in the housing product cycle due to retail bank lending policies. The figures are a sharp contrast to the number of building consents received during the same period valued over $14 million and appear to be mounting each day. This tends to suggest a dip only and the following months will show greater volumes and values as the higher received numbers work through the system.

Total building work consented was $6.4 million dollars with 76 number building consents. It is noteworthy that $18.4 million worth of building work was consented this time last year (i.e. in May 2013). Both residential and commercial have made a weak appearance with; $1.8 million worth of commercial building within 9 building consents and $4.7 million residential building work contained in 67 separate consents.

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Of the 67 residential building consents 14 of these were for new house builds with a value of; $3.56 million. Building inspections were 502 completed, considerably short of the 734 completed same time last year. Code Compliance Certificates (CCCs) issued were a strong 105 with 92 Land Information Memorandum (LIMs) issued.

Regulatory Services Manager During the month the Regulatory Services Department were busy attending to a wide range of work across compliance, environmental health, liquor licensing and contracted services functions.

Community Services Manager This last reporting period has been one of contrast with a new beginning and an ending, both of which have been significant for the team. The 1st of May was the opening of the new Whangarei Youth Space and on the 8th of May the Psychoactive Substances Amendment Act came into affect temporarily ending the retail trade of what have become known as ‘legal-highs’.

The opening of the new Whangarei Youth Space (WYS) was a milestone and the beginning of a new youth orientated service within the inner city. With a dawn Blessing on Thursday 01/05, the Friday and Saturday were filled with public open days, that were well attended and the times our staff have called in since there has always been activity occurring. Our team are definitely looking forward to working with the WYS staff in the future.

Removal of psychoactive substances from the shelves of local retail premises has also bought about some welcomed relief for our team. Already feedback from the community has been positive, one business owner took the time to write to Council and highlighted the general improvement in the presentation of Cameron Street Mall and the improved perceptions of safety since the Amendment Act came into effect. Some of our statistics already highlight some ‘improvements’ possibly associated with this change but till we have several months of data from our City Safe activities it will be hard to extrapolate out any trends in behaviour changes since the 8th of May.

Resource Consents

The Resource Consents Manager (A Hartstone) reports for May 2014

Volume of Resource Consents Received

0

10

20

30

40

50

60

Subdivision Consents Received Land Use Consents Received Total Consents Received

Trendline for total

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Volume of Other Permissions Received

Volume of Resource Consents Processed

0

5

10

15

20

25

30

Other Permissions Received

0

5

10

15

20

25

30

Other Permissions Received

8

Volume of Other Permissions Processed

Difference between Consents Received and Processed

0

5

10

15

20

25

30

Other Permissions Processed

0

10

20

30

40

50

60

Total Consents Processed Total Consents Received

9

Distribution of when a decision is made for Non-Notified Resource Consent and other Permission Applications

Performance Indicators

May 2014 (%)

Year’s average to

date (%)

Resource Consents Non-notified consents processed within statutory timeframes 91% 99.18%

Other Permissions Processed within statutory timeframes 100% 100%

223 Issued Within 10 working days 100% 100%

224 Issued Within 10 working days 100% 100%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

Jun-13 Jul-13 Aug-13 Sep-13 Oct-13 Nov-13 Dec-13 Jan-14 Feb-14 Mar-14 Apr-14 May-14

Decision within 0 - 15 working days Decision within 16 - 20 working daysDecision within 21 - 30 working days Decision within 31 - 40 working days

Of the 4 consents processed in 15 working days or less, 1 were' quick consents', being less than 10 days

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Timelines of Notified Resource Consents Processed

Timelines of Non-Notified Resource Consents Processed

Timelines of Other Permissions Processed

Timelines of S223 Post-Approval Subdivision Certificates Processed

Timelines of S224 Post-Approval Subdivision Certificates Processed

0

5

10

15

20

Within statutory

timeframes

Outside statutory

timeframes

10 0

510152025

Within statutory

timeframes

Outside statutory

timeframes

22

2

0

10

20

30

40

Within statutory

timeframes

Outside statutory

timeframes

10

0

05

1015

20

12

005

101520

11

0

11

Current Volume of Consent Applications

Rejected Applications

Date received Type Agent Reason

2/05/2014 LU n/a Applicant advised that the consent has lapsed.

Appeals and other Matters

Advice has yet to be received from the Environment Court regarding the outstanding enforcement order lodged by Longview Estuary Estate Limited against Red Rock Bay Limited and Council regarding weed and pest control on a subdivision at the end of Te Maika Road, Ngunguru.

Staff have reported back to the Court regarding progress on the appeal by Donald against the decision to decline the 5 lot subdivision at Simons Road, Poroti. Mediation is progressing on the matter with some potential for it to be resolved by way of Consent Order

Despite meetings with Progressive Enterprises and the National Trading Company of NZ involved in the appeal around the Countdown supermarket, no resolution has been reached, particularly in terms of traffic effects. The matter is proceeding to a hearing in Whangarei on the 18 and 19 June.

A decision is pending on the resource consent application made by Doors4U at Waipu, having now received definitive noise measurements and report. The Court will be advised in due course and the appellants (neighbours) will then need to determine their next course of action.

0

20

40

60

80

100

120

140

160

180

Active Consents

Suspended Consents

Total

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Policy and Monitoring

The Policy and Monitoring Manager (P Waanders) reports for May 2014

District Plan The revision of the District Plan via the rolling review continues to progress with staff working on multiple layers of the plan while topic based preparation work continues on topics such as GMO, Noise, Sites of Significance to Maori and Transportation. Spatial based work is also progressing with urban change areas being compiled two of which are reported to Council (Kamo and Okara) within this agenda and the July workshop for the large rural plan change package.

Plan Changes The following illustrates progress on the more significant plan changes presently being undertaken:

i) Plan Change 100 – Sites of Significance to Maori

Patuharakeke - Info agreement signed with WDC, Council will work directly with Patuharakeke on the finalisation of the project. Information has not yet been handed over and reminders have been sent out.

Ngatiwai - Information agreement has been signed, research completed, data is being verified and is ready to be shared with WDC. The preliminary information was discussed on 30 May.

Ngati Hau are in the midst of field work right now and progressing well. Ngati Hau are on track to hand over info early June.

Ngati Hine information to be handed over early in June.

Te Waiariki are still working on who will be their signatory for their information sharing agreement but have completed their research and mapping.

Ngati Kahu ki Torongare - Information agreement has been signed, information to be shared with WDC provided that additions can be added later—additions can be included up to notification and again through submissions. A date for handing over the preliminary information will now be set.

Ngati Korora & Te Parawhau information has been gathered but internal agreement amongst Hapu still has to be managed before the information agreement can be signed.

ii) Plan Change 112 – Te Hape Village

A proposal to plan for a new access to the future Te Hape Village has been developed. A consultant will progress the Plan Change on behalf of Council in accordance with the Structure Plan adopted by Council.

Details of an arrangement are being further developed before a report can be submitted to Council. A further beneficiary has been identified due to the conditions of consent on a subdivision and further negotiations will have to be entered into. This has slowed progress but enquires indicate interest to progress this Plan Change.

iii) Plan Change 113 – Ruakaka Racecourse

This Private Plan Change which proposes the introduction of a new zone (Ruakaka Equine Environment or REE) was approved on 18 March 2014. The appeal period ran until 2 May 2014. Three Notices of Appeal have been lodged namely from the Director General of Conservation, Patuharakeke Te Iwi Trust Board Incorporated, and Ms Colleen Prendergast. In addition, two parties - the applicant (Whangarei Racing Club) and the Bream Bay Coastal Care Society have registered as s274 parties. Policy staff and Council’s solicitor are currently reviewing the grounds of appeal and the relief sought. The Environment Court has confirmed that the three appeals have been assigned to the ‘complex’ case management track. Council, as the Respondent, is required to report to the Court by 13 June 2014, after consultation with all parties, as to whether there is consensus to resolve the case/s by negotiation, mediation or hearing.

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iv) Plan Change 120 Kamo Plan Change

Council will consider a draft Plan Change for Kamo at a workshop on 6 May 2014. The draft plan change is the result of the Kamo Place Race and proposes a Kamo Walkability Environment with design led development through the use of Urban Design Guidelines. Proposed Plan Change 120 is reported separately within this agenda, seeking decision to accept the plan change for notification.

v) Plan Change 130 Okara Park Plan Change and Precinct

Council completed a workshop to consider the draft plan change on 20 May 2014. Proposed Plan Change 130 is reported separately within this agenda, seeking decision to accept the plan change for notification.

vi) Rural Plan Changes

Development of the Plan Change Section 32 background and draft mapping continues in preparation for initial reporting to Council workshop on 30 July 2014, for consideration prior to a decision with regard to public consultation/ notification.

vii) GMO

The GMO plan change has been prepared. Additional work on the sec 32 report, due to recent changes to the Resource Management Act, is due at the end of May. To ensure notification of the plan change coincides with Far North’s GMO plan change, notification is scheduled for early July. The plan change was presented to Te Huinga at their May meeting.

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District Plan Change Progress

In Progress In ProgressCompleted Completed

OperativeAdopted by CouncilAppeals Resolved

Appeal Period Commenced 18.3.14Council Decision 12.3.14

Hearing Commenced 18.11.13 Interal ReviewReport Integration

Pre-Hearing 31.7.13 Plan AlignmentFurther Submissions Close 19.6.13 Scenario Testing

Summary Notified 28.5.13 Ground TruthingSubmissions Close 26.4.13 Identify Methods

Public Notification 26.3.13 Develop Objectives & PoliciesAccepted by Council 13.3.13 Informal Consultation

Drafted Focus Groups32 Report 13.3.13 Stakeholder Consultation

Consultation 26.9.12 Draft Chapter OutlineFocus Group 8.9.10 4.4.13 6.5.14 20.5.14 Identify Outcomes

Outline of Proposal Information GatheringPlan Change # PC100 PC113 PC124 PC130 PC131 Urban Urban Urban Rural Rural Rural District District Change Environment

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Plan Formulation

a) Implementing the Urban Growth Strategy

Two plan changes reported separately within this agenda directly give effect to the Urban Growth Strategy, being the Kamo Walkability Environment and the Bulk Retail Format Environment (Okara). As staff have capacity background work will continue on change areas looking to implement the Urban Growth Strategy within the District Plan.

b) Coastal Management Strategy

The Proposed Regional Policy Statement (RPS) which was notified on 28 September 2012 contains maps defining the extent of the coastal environment tested against the National Coastal Policy Statement 2010. These maps and the associated draft policies will be given effect to through the District Plan rolling review once the RPS is operative Court mediation has been initiated but agreement on the Coastal environment has not yet been reached. Parties are working hard to develop compromises.

c) Landscape

The Regional Council has adopted the Proposed Regional Policy Statement where areas have been identified as Outstanding Natural Landscapes, Outstanding Natural Features and Natural Character areas through the Northland Mapping project. Various appeals have been lodged to the Environment Court on both the criteria and some individual properties. The District Plan will ultimately have to be amended to give effect to the RPS when operative and will prescribe the performance standards. . Court mediation has been initiated but as the methodology used has been challenged in all categories bar the Outstanding Natural Features intensive discussions are happening to reach agreements. Further site visits and mediation is envisaged but it might still be a long drawn-out process.

d) Urban Design

Urban design guidelines incorporated into the Kamo Plan Change have been amended in response to independent urban design and legal reviews.

Work continues on city wide intensification guidelines.

Urban Design involvement and input has commenced as part of the Village Plan process for Hikurangi and Otangarei.

A sense of place group workshop is planned for May 30 to consider strategies for better connecting the CBD and Town Basin.

e) Preparations for the Northland Regional Policy Statement (RPS)

The Regional Policy Statement was notified on 28 September 2012 and hearings conducted by three independent Commissioners.

The Regional Council has adopted the Proposed Regional Policy Statement.

The Whangarei District Council’s appeal documents were lodged with the Environment Court

Staff monitor the appeals lodged and registered as a sec 274 party to join other appeals. The Court assisted mediation on resolving the appeals on the Regional Policy Statement has commenced. Some of the matter could be resolved with general acceptance but fundamental issues, might need further mediation or ultimately will be set down for Court hearings. The outcomes will have a profound effect on the District Plan and future plan changes such as the Coast, Landscape and Natural Hazards provisions. This will also trigger the revision of the Regional Plans such as the Water and Soil Plan, Air Quality plan and the Coastal Plan – all which will require District plan amendments.

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Strategic Planning/State of the Environment Monitoring and Reporting

a) Strategic Planning/Sustainable Futures 30/50

Various actions from the Whangarei Growth Strategy Sustainable Futures 30/50 Implementation Plan are being implemented, including those mentioned below. The adopted Implementation Plan for 30/50 will inform the next LTP.

b) Central Whangarei Structure Plan

The Hīhīaua Precinct Plan outlines Council’s strategic direction to manage growth and development in the Precinct for the next 20/30 year. The Hīhīaua Precinct Plan was presented to the NRC Economic Development Working Party on 20 May and was well received. The Precinct Plan will be taken to the next 20/20 Inner City Committee meeting scheduled for 18 June 2014.

Work on the Central Whangarei Precinct Plan continues.

c) Village Plans

The Parua Bay Community Focus Group has identified a number of actions for 2014/15, and their list was approved by the wider community at a recent meeting. Actions in and around Parua Bay School, the development of an art trail and consideration of the Council owned space adjoining the Hall are key actions.

Council received the Otangarei Community Plan on 14 of May 2014. The plan has received a high level of attention in the local media and by others in the community. Staff attended the meeting of the Otangarei Neighbourhood Safety Panel on 20 May 2014 that looks to implement actions. Work continues on the proposed walkway, with further removal of noxious weeds being undertaken, as well as developing landscaping options.

Staff attended the AGM of the Hikurangi Business Association on 14 May 2014 as well as the working group meeting 20 May to further development of the Hikurangi Village Plan. The working group has begun preparation of a local survey and accompanying information piece that will be included in the next Hikurangi Bulletin. Council’s urban designer has also undertaken a field survey of the township that can help develop future options.

d) Whangarei Harbour Integrated Managed Strategy

The Whangarei Harbour Catchment Group met on 27 May 2014 and was focussed on the overall legislative framework for water in New Zealand and within the future Regional Water and Soil Plan. Staff attended a workshop on water quality in the freshwater catchments as opposed to the harbour itself. This workshop raised a number of questions from members on the results with Northland Regional Council staff due to come back with more information.

e) Kaipara Harbour Projects

The Mangere Catchment group met on 13 May at Kokopu School. The primary focus of this meeting was to revisit the uses and values identified last year, identify appropriate actions, and plan for a community ‘meet the catchment group’ session later in the year.

f) State of the Environment Monitoring and Reporting

On 13 May a staff member attended the Northland Kiwi Forum Working Group meeting to discuss the Council’s powers in relation to dogs in kiwi areas and no dogs/cats conditions in subdivision applications in areas with high kiwi concentrations On 20 May 2014. The Kiwi Coast Think Tank meeting took place at the Rayonier Headquarters. Allocations of funding to community groups were discussed as well as making inputs to the new Kiwi Coast website. A meeting with DOC has been arranged to go through the species plant list for the eco-sourcing policy.

A staff member attended the Northland Intersectoral Forum meeting on 27 March where the Environmental score card was discussed. The information has been circulated to all departments for action

g) Interim Growth Model

The Interim Growth Model is complete and went to Council on 28 May 2014. In the coming months the interim growth model may be modified as new information is released from Statistics New Zealand.

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The Interim Growth Model is critical to progressing the Asset Management Plan reviews and development of the long term plan as well as with future planning.

h) Demographic Profile

The previous demographic profile of the Whangarei District was completed in 2008 and used 2006 Census Data. The profile identifies key population characteristics that might influence future resource and environment needs for the District. Policy staff have begun updating the profile with 2013 Census data and it is expected to take a few months to complete.

Building Consents

The Building Consents Manager (B Rogers) reports for May 2014

Building Inspection Numbers

Value of Building Consents

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Lodged Issued Suspended

Performance Indicators

May 2014 (%)

Year’s average to

date (%)

Building Consents Processed in 20 working days 98.68 75.18

LIMs Within 7 working days 60 24.20

LIMs (Statutory Requirement) % within 10 days 100 95.03

PIMs Within 5 working days 29.35 39.78

Inspections Completed within 2 working days 100 100

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Building Consents Issued - Commercial and Residential Percentages

Regulatory Services

The Regulatory Services Manager (G Couchman) reports for May 2014

Environmental Health The following is a summary of inspections/samples/notifications addressed:

Item May 2014 Year to date cumulative

Number of inspections carried out on food premises 76 816

New VIP exemptions granted 12 219

Total number of VIP exemptions

Number of inspections carried out on other premises e.g. hairdressers, mobile shops, camping grounds 6 147

Number of water samples taken either at non-reticulated food premises or marine sampling/fresh water sampling 1 78

Number of Health Act nuisances e.g. odour, noise, dust, drainage, rodents, offal etc 6 108

Number of infectious diseases notified 19 183

AEE – Assessments of environmental effects including monitoring 13 45

Premises Inspection Grading

Each month inspections of food premises are undertaken prior to their annual registration

This annual registration inspection includes an assessment of the premises in terms of Council’s Food Premises Risk Evaluation System which assesses four areas of performance 1 Premises layout 2 Food hygiene conduct and practices 3 Cleaning and sanitising 4 Food handler training

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A grade is allocated to the occupier of each premise from this assessment

Food premises gradings

Grade A+ Bin Inn Kamo 386 Kamo Road, Kamo, Whangarei

Spice Trader Shop 44, The Strand, Cameron Street, Whangarei

Beks Bites Catering 475 Kamo Road, Kamo, Whangarei

Newday Cafe & Catering

1387 Whangarei Heads Road, Parua Bay, Whangarei

Heat 7 Pizza 243 Kamo Road, Whau Valley, Whangarei

Mount Manaia Club 2145 Whangarei Heads Road, McLeod Bay, Whangarei

Ye Korner Dairy & Takeaway

1 Crawford Crescent, Kamo, Whangarei

Nosebag Kafe 203 Whau Valley Road, Whau Valley, Whangarei

Golf Club Country Kitchen

160A Pipiwai Road, Kamo, Whangarei

Bin Inn Whangarei 75 Walton Street, Whangarei

Deli Roast 1-95 Kamo Road, Kensington, Whangarei

Hot ‘n’ Juicy The Strand Arcade, 41 Cameron Street, Whangarei

CC’s in the Strand Shop 41, The Strand Arcade, 41 Cameron Street, Whangarei

Refuel Cafe Western Hills Drive, Kensington, Whangarei

Apprentice Restaurant 49 Raumanga Valley Road, Whangarei

Apprentice Cafe Dyer Street, Whangarei

Grade A Kamo Mobil Mart 473 Kamo Road, Kamo, Whangarei

Oriental Foodmart 8 John Street, Whangarei

Onerahi Dairy 114A Onerahi Road, Onerahi, Whangarei

Adriatic Fisheries 91 Kamo Road, Kensington, Whangarei

Apotams 66A Smithville Road, Kamo, Whangarei

Tikipunga Wholesale Meats

169 Kiripaka Road, Tikipunga, Whangarei

J Scott – Honey Extraction

76 Roimata Lane, Whananaki North, Whangarei

A Deco 70 Kamo Road, Kensington, Whangarei

Maunu Superette 11 Maunu Road, Whangarei

The Fruit & Vege Warehouse

26 Maunu Road, Whangarei

Daffodil Dairy 45 Maunu Road, Whangarei

Kara Valley Bacon 572 Kara Road, Maungatapere, Whangarei

Roadside Tuckshop Mobile Shop Whangarei

Snak ‘n’ Yak Northtec, Raumanga Valley Road, Whangarei

Grade B+ Patels Foodmarket 167A Kamo Road, Kensington, Whangarei

Grade B Sugar Rush Shop 3/5, 37 Bank Street, Whangarei

Grade C

21

Food Premises Grades

Liquor Licensing Monthly Statistics

Item May 2014 Year to date cumulative

Number of liquor licensing applications received 49 596 Number of premises inspections (routine) 9 162 Number of premises inspections (monitoring operations) 9 53

Regulatory Compliance

Complaints investigation May 2014 Year to date cumulative

Total number of complaints received 20 243 Number of Building Act 2004 complaints 8 129 Number of Resource Management Act 1991 complaints 12 113 Number of Fencing of Swimming Pools Act 1987 complaints 0 16 Number of complaints resolved during the month 11 233 Total number of complaints still under investigation 33

Compliance inspections

Number of land use resource consent conditions monitored 51 312 Number of Fencing of Swimming Pools Act 1987 inspections 18 172

Enforcement actions

Number of abatement notices issued 1 9 Number of infringement notices issued 0 0 Number of Building Act – Notices to fix 0 4 Number of Building Act – warrants to alleviate immediate danger 0 0 Number of Building Act – dangerous/insanitary buildings 0 0 Number of prosecutions/other applications 0 0

134

243

28 21

0

168

142

17 150

0

40

80

120

160

200

240

280

A+ A B+ B C

Grades

Last year Jul 12-Jun 13

Cumulative year to date

22

Resource Management Act/District Plan Complaints

Building Act Complaints Investigated

0

5

10

15

20

25

30

Monthly Low Historical Range Monthly Data

Monthly Average 12 Month Trend

0

5

10

15

20

25

30

35



23

Land Use Resource Consents Monitored

Pool Inspections

0

10

20

30

40

50

60

70

80

90



0

10

20

30

40

50

60

70

80

90

100



24

Environmental Northland

Excessive Noise Complaints

Stock Complaints

0

50

100

150

200

250

300

350

400

450

500



0

10

20

30

40

50

60

70

80

90



25

Dog Complaints

Community Services

The Community Services Manager (O Thomas) reports for May 2014 Funding Civic Honours is a Council activity coordinated by our staff. Nominations closed on 23 May 2014 and 16 nominations were received. The Civic Honours Selection Committee will meet on 12 June 2014, and the awards ceremony will be held on 19 August.

On 14 May the Community Funding Subcommittee approved $36,621.40 of grants to 10 community organisations from the Community Fund. The successful and unsuccessful grant recipients were advised by letter that day. The successful grant recipients were also advised by email.

At the 14 May meeting the Community Funding Subcommittee also agreed that the unspent funds from the 2013-2014 Community Fund could be considered for reallocation to Community Halls that were not fully funded in their 2013-2014 funding round. This additional allocation is being prepared, and will be presented to the Subcommittee for their consideration at an additional meeting, scheduled for 11 June.

With the end of the financial year near, there are no funding rounds currently open. The Community Funding Annual Report for 2013-2014 is being prepared in order to be presented to Council in June/July.

The Community Funding Guide and Calendar for 2014-2015 have been prepared, ready for approval and publication.

In order to better support community groups seeking funding, and increase the quantity and quality of future applications to Community Funding, a package of low maintenance informational and support updates are in progress, this includes:

• Changes to the Funding and Grants pages of the www.wdc.govt.nz website • Support documents for community groups and potential applicants • Workshops for potential applicants

0

100

200

300

400

500

600



26

Safety This month with the Call Centre recorded 245 reported activities to City Safe for the period, compared with 345 for the last period. This dramatic decrease can be attributed to the school holidays occurring for 2 weeks in the midst of this period and the banning of psychoactive substances by Central Government, which occurred on the 8th May, 2014. There has been an overall decrease in the majority of reported activities, such as: begging, bikes in the Mall, buskers, disorder, drugs (psychoactive substances), skateboards, truants and youth activity; however, only a slight decrease was experienced with graffiti vandalism, which, is still the predominant activity that continues to be reported to the City Safe network and makes up over a third of the total reported activities. The City Safe Community Officers have recorded 95 activities in total, compared with 136 for the last period. Mondays to Thursdays have been the busiest days, with the hours between 11am to 1pm being the highest period, followed by after school from 3pm to 4pm. The officers have noticed a marked decrease in antisocial behaviour in the last week of the period in the city centre and adjacent parks, which they have attributed to the psychoactive substance ban. This observation has been confirmed by the retailers in the CBD and the Chamber of Commerce. Other diverse activities being reported by the Community Officers have been supervising the Intermediate School students, after school, crossing the intersection of Bank and Cameron Streets; assisting an elderly lady who fell off a seat in the Mall and waiting with her until an ambulance arrived, accompanying a youth victim of an assault to the Police Station and assisting in locating a missing youth.

The CCTV Volunteers continue to work well with the City Safe Community Officers and Police in identifying bylaw offending, potential incidents of dishonesty, suspicious activity and disorder within the CBD. The monthly trend, again, corresponds to the Call Centre data, seeing a dramatic reduction in reported offences, such as disorder and liquor ban breaches; however, there was an increase in reported ‘drug use’, which occurred before the psychoactive substance ban on the 8th May 2014. There was a slight reduction in the total incidences overall, but a significant reduction was seen in “other” incidents, which used to cover a wide range of incidents, such as missing persons, window washers, begging, people congregating outside shops that sold psychoactive substances etc. This reporting period there were only 6 reported “other” incidents, relating to a small protest, a suspicious person taking photographs, a missing girl, a group of girls bringing attention to themselves, a man running down Rathbone street and jumping into a moving car and people congregating outside a shop in Vine Street. The majority of the reported activity is recorded during the hours of 11am through to 4pm and, again, reflects the highest days of Mondays, peeking with Tuesdays and steadily declining through to Sunday. The analysis of this data is yet to determine what type of incidents and offences occur at what times or other reasons for these trends.

Apr-May 2013

May-Jun 2013

Jun-Jul 2013

Jul-Aug 2013

Aug-Sep 2013

Sep-Oct 2013

Oct-Nov 2013

Nov-Dec 2013

Dec-Jan 2014

Jan-Feb 2014

Feb-Mar 2014

Mar-Apr 2014

Apr-May 2014

Total Activities 301 258 335 331 295 358 289 229 224 230 240 345 245

6-Mth Ave 295 283 296 300 310 313 311 306 288 271 262 260 219

0

50

100

150

200

250

300

350

400

City Safe Call Centre Totals V's 6-Month Average

27

Apr-May 2013

May-Jun 2013

Jun-Jul 2013

Jul-Aug 2013

Aug-Sep 2013

Sep-Oct 2013

Oct-Nov 2013

Nov-Dec 2013

Dec-Jan 2014

Jan-Feb 2014

Feb-Mar 2014

Mar-Apr'14

Apr-May'14

INCIDENTS 59 37 57 59 73 60 65 29 37 67 54 49 40

OFFENCES 30 31 25 25 58 28 21 12 10 28 29 38 14

-10

10

30

50

70

90

110

130

150

Total CCTV Activity - Incidents & Offences: Apr-May 2013 to Apr-May'14

Apr-May 2013

May-Jun 2013

Jun-Jul 2013

Jul-Aug 2013

Aug-Sep 2013

Sep-Oct 2013

Oct-Nov 2013

Nov-Dec 2013

Dec-Jan 2014

Jan-Feb 2014

Feb-Mar 2014

Mar-Apr'14

Apr-May'14

Breach Liquor 13 11 12 7 24 5 7 3 4 9 6 10 4

Damage 0 0 0 0 1 1 1 0 3 2 0 1 0

Dishonesty 1 3 5 2 9 3 1 2 0 2 6 2 2

Disorder 6 7 3 10 13 12 7 5 2 13 10 21 3

Drugs 4 2 3 1 3 3 1 1 0 0 1 1 4

Other 6 8 2 5 8 4 4 1 1 2 6 3 1

0

5

10

15

20

25

30

Total CCTV Offences: Apr-May 2013 to Apr-May'14

28

The Stop Tags graffiti database, for this period, has recorded 439 jobs attended and 4,906 tags removed. Although there has been a decrease in jobs attended, there has been a significant increase in the amount of graffiti removed, which, again, is due to the high number of felt pen tags being removed in the CBD and in the Otangarei and Tikipunga suburbs. This is compared with 508 jobs and 3,435 tags for the last period. The graffiti removal D’Tag contractor has attended 318 of these jobs, of which, 147 were requests for service through the Council and City Safe Call Centres. D’Tag has removed 2,610 tags, being slightly above the amount reported for the last period. The Supervised Work Programme for youth offenders and the Community Probation Community Work Programme removed 548 and 1174 tags respectively, compared with 181 and 347 for the last period. The increase in graffiti removal by the Supervised Work Programme is attributed to the school holiday period, when this programme puts on additional days, rather than covering Saturdays only; the dramatic increase in graffiti removal experienced by the Community Probation Service, has also been attributed to the school holiday period, where they have removed high density tagging from parks and accessways in the Tikipunga and Otangarei suburbs. The remaining 382 tags were removed by other Council and maintenance contractors. As reported, we continue to see high density tagging with marker pens as an issue, particularly in the inner city area, Whau Valley (Kamo Bypass) and Otangarei. This high density tagging continues to be attributed to the same group of youths who frequent these areas and their activity is recorded through the stop-tags database. Three known youths and one adult have been reported to the Police, with one youth alone being reported for over 700 tags offences, and another youth for over 300 tags. Police have advised that these complaints are being investigated and have yet to be finalised. The predominant areas targeted were the CBD, Otangarei, Whau Valley, Kamo, Tikipunga and the Onerahi areas; with commercial buildings being the predominant target, followed by private fences and Council assets, such as, parks and reserves, road signs, bus shelters and public facilities.

Apr-May 2013

May-Jun 2013

Jun-Jul 2013

Jul-Aug 2013

Aug-Sep 2013

Sep-Oct 2013

Oct-Nov 2013

Nov-Dec 2013

Dec-Jan 2014

Jan-Feb 2014

Feb-Mar 2014

Mar-Apr'14

Apr-May'14

Bikes In Mall 25 13 6 18 22 16 20 14 14 22 16 12 13

Intoxicated 2 2 2 1 5 5 1 0 1 1 5 1 0

Skateboards 21 6 16 15 6 10 10 8 10 16 10 7 7

Suspicious 5 12 18 9 15 7 19 4 8 12 10 10 11

Truancy 0 0 1 0 13 3 2 0 0 2 4 3 3

Vehicles 0 0 0 1 3 0 0 0 0 1 0 0 0

Other Incident 6 4 14 15 9 19 13 3 4 13 9 16 6

0

5

10

15

20

25

30

Total CCTV Incidents: Apr-May 2013 to Apr-May'14

29

The Ministry of Justice funded Community Crime Prevention Initiatives, consisting of the CCTV Activate Programme, Supervised Work Programme and the Summer Safe Carparks Programme continue to benefit the District. The CCTV Activate Programme has reviewed 53 jobs and reported 15 persons for the period for graffiti, disorder and dishonesty offending. The co-operation between the CCTV volunteers, City Safe Community Officers and the Police has enabled several offenders to be identified through this programme for shop theft and tagging in the city centre. Our CCTV Activate contractor, also, has noticed a reduction in anti-social behaviour in the CBD and at Cafler Park; however, Laurie Hall Park has been the focus for youths and graffiti vandalism, where 4 unknown youths were reported for graffiti vandalism to the playground. The CCTV Activate contractor has also continued to build on partnerships with the CBD retailers and building owners to access their CCTV networks to compliment the Council CCTV network and satellite cameras as part of the CCTV Activate Programme. Although the process is drawn-out and involves a financial commitment from our partners in installing or upgrading their CCTV network, this is seen as a beneficial long-term arrangement between Council, building owners and retailers within the CBD. The Supervised Work Programme is working well with 6 youths (4 boys & 2 girls) on the programme and 2 youths completing the programme for the period. The Lion's Den youth workers ran the programme for the entire school holiday period and have commented that the daily contact enabled them to engage with the young people more, and, thereby have kept these youths from getting into further trouble. The programme continues to build on previous relationships formed with these youths through the Lion's Den grappling programme and the Te Ora Hou Whai Ake youth mentoring programme.

The Summer Safe Carparks has completed the 2013 – 2014 summer season, which officially ended on Easter Monday, with one of our dedicated ambassador groups continuing to look after the Whangarei Falls carpark over the following Anzac weekend period. The ambassadors during this programme have covered 50 of the 51 days allocated, with combined 264 days coverage in total. They have looked after in excess of 17,000 vehicles and have handed out in excess of 19,500 safety brochures to our visitors. This programme would not be possible without the support of our dedicated volunteer groups being: the parents and students from the Ngunguru School PTA (who were raising funds for their outdoor education course), the Tutukaka Coast Lions Club and Tutukaka Coast Promotions for the Whale Bay Carpark; TikiPride for the Whangarei Falls Carpark; the Police Volunteers (Blue Club) for the AH Reed Carpark; Community Patrols NZ for the Abbey Caves Carpark; the Hatea and Onerahi Lions Clubs for the Parihaka Carpark; and the Ruakaka and Waipu Cove Surf Life Savings Clubs for their respective beach carparks. A Mayoral presentation and handing out of certificates is to be held in Council Chambers on the 22nd May 2014 to acknowledge the tremendous contribution that our volunteers are making to visitor safety and promotion for our district. The visitors to these carparks have showed their appreciation to our ambassadors for their presence in the carparks, and for making their stay safe and enjoyable. Whangarei Falls had the most vehicles at 9,000 for the period, followed by Ruakaka at 2,476, Whale Bay at 1,737, Parihaka at 1,282, AH Reed at 1,067, Abbey Caves at 837 and Waipu Cove at 733, however, Waipu Cove was only covered for slightly under one-fifth of the total programme and the estimated vehicles would be around 3,500 for the period at that carpark. An independent travel website showed the Whangarei Falls to be the most frequented destination, with positive feedback from visitors also posted about the Summer Safe Carpark Ambassadors. We have had 1,115 visitor survey forms completed which show that around 58% of our visitors are international visitors and 42% domestic visitors. This is an interesting trend, given that 85% of visitors to Northland are domestic visitors (New Zealand Regional Tourism Forecast 2010-2016). Around 15% of the visitors were local residents and of the overseas visitors, the majority came from Europe (predominantly from UK and Germany), followed by Australia, USA and Asia respectively.

388 449 470 412 326 304 404 371 508 439

13641816

23492037

1718 15772181

38783435

4906

Jul-Aug '13 Aug-Sept '13 Sep-Oct '13 Oct-Nov '13 Nov-Dec '13 Dec-Jan '14 Jan-Feb'14 Feb-Mar'14 Mar-Apr'14 Apr-May'14

Stop Tags Database: Total Jobs & Tags 16/07/2013 to 15/05/2014Total Jobs Total Tags

30

Advisory

Following years of visioning and planning, the Whangarei Youth Space, the WYS, was officially opened at a predawn ceremony on Thursday1 May. The diversity and number of people attending the powhiri augurs well for a very positive future for this innovative project and demonstrates the strength of organisational partnerships and the commitment to nurturing our District’s youth. On Monday 5 May, WYS hosted the monthly Whangarei Youth Network meeting that was attended by more than 50 representatives from various youth development organizations from across the district.

The PAAG held their monthly meeting on 9 May. Members heard from Shona Morgan: NRC, Civil Defence Emergency Management Officer – on the Vulnerable Persons Project and workshops Civil Defence are holding for organisations with a particular responsibility for vulnerable residents. The group also called for nominations of a new Chair and Deputy Chair as the incumbents have completed the full term of their appointment.

Although it has been school holidays, YAG members have continued to be actively engaged, with their policy sub-committee submitting a comprehensive submission to the Annual Plan. The YAG met for their monthly meeting on Wednesday 14 May and discussed effective communication and the media with Ann Midson, WDC’s Media Relations Adviser. Their May newsletter has been published and is available both on-line through the WDC Youth page and the YAG Facebook page, “shapeyourcity”.

The 2014 Youth Week commenced on 17 May. This year’s inspirational slogan was “Be the Change”. A ‘main event’ for Northland was the Northland Youth Summit, which was held for all Te Tai Tokerau rangatahi at the Kaitaia Te Ahu Centre. Local youth were offered free transportation and accommodation for the two day event on Thursday 22 and Friday 23 May.

The DAG met on Tuesday 20 May and discussed the distribution of the Access Whangarei accessibility map. The group felt enthusiastic about the generous donation of a new mobility scooter by NorthAble, which will replace the one presently made freely available at Te Manawa, the Hub.

An official presentation of the new mobility scooter took place on Monday 12 May with Deputy Mayor, Sharon Morgan accepting the vehicle on behalf of WDC from NorthAble. The mobility scooter is housed at the i-Site, at the Town Basin and is available to residents and visitors free of charge.

New Zealand Sign Language week was held from 12 – 18 May with the promotion of an on line video activity encouraging people to get involved with our third official language. The videos are of one’s favourite sign with Community Services staff contributing with their favourite sign, “community”.

Arts, Culture and Heritage

In respect of reporting on the Arts Culture and Heritage sectors, Community Services have developed a new reporting regime for the ‘big three’. The first monthly reports have been received for the period 20 April to 19 May 2014. A range of events have been reported on, and the highlights of this reporting are detailed below.

CHART has reported on a variety of work in the last month.

In conjunction with Creative Northland, CHART, with the assistance of several local youth, organised, promoted and ran the Northland Youth Summit, held in Kaitaia on 22 and 23 May.

Development and management of the “Sup App” is ongoing, a phone application which tells people what is going on in the arts sector in Whangarei.

A lot of support to community groups with grants applications, promotions, consultation and management was reported. Groups reported as being supported in this period include:

• Funding application support (Old Library, Quarry Arts Centre, Hihiaua, TKPT, Collaborationz and Pioneer and Packard Museum)

• Consultation with Friends of the Old Library

• Support for crew of the &Co fashion show

• Management and promotion of ‘Bitches Box’ theatre show at Forum North

• Accounting assistance for Youth Music and Sistema

There were a range of activities at the Old Library which were reported (as the Old Library is a wholly owned subsidiary of CHART). These include regular activities such as Yoga, Pilates, church services, craft markets, and local community group meetings.

31

In addition, these significant activities had an approximate total of 2000 visitors:

• Buddha Relics Exhibit • Art Exhibit” The smallest art gallery in the world” • Photography exhibit “Double Vision” by Dennis Friar • Whangarei Music Society master classes (also supported by Council through the Creative Communities

Scheme) • International Families Day, hosted by the Whangarei Migrants Centre. • Craft Art Northland sale and exhibit (see image below)

At Kiwi North, the WW1 Centennial Commemorative Exhibition opened in April and reported on last month will continue right through to 2018. The exhibition currently features “The Great War 1914-1918 –Northland Remembers”, which explores the relationship of Northland people’s past and present to WW1 through interpretive panels, audio visual, footage, family stories, memories and artefacts.

NZQA Top Art was held from 22 April to 9 May (see image below), an annual travelling exhibition featuring a selection of the NCEA Level 3 portfolios that achieved Excellence in Visual Art in 2013. Five streams are covered: design, painting, photography, printmaking and sculpture. The exhibition provides an opportunity for secondary students and teachers to gain an understanding of what is required to achieve Excellence at Level 3 and allows members of the public to see the high quality art being created in schools.

Steampunk Sunday, held on 20 April, was a day of family fun with a costume parade and prizes, croquet on the green and many other activities for young and old. 240 Adults and 139 children attended. During the school holidays, Kiwi North promoted activities for school children to participate in attracted 467 adults and 638 children. LEOTC (Learning Experiences outside the Classroom) continues to run, and attracts large numbers of students.

32

WAM had two exhibitions closing in April, which had a total of 513 visits each in April:

• A Chorus of Swan: The Crown Lynn Menagerie: open 17 February to 27 April • The imaginative life of Graham Percy: open 17 February to 27 April, including a floor talk on 13 April

The Lost in Space exhibition of Len Lye’s unfinished science fiction (one of these pieces of work is displayed below) opened 17 February and continues, with 944 visits in the April/May period. A runway charity show of the same theme was run on 2 April, for the Whangarei Women’s Refuge, and had approximately 200

attendees.

The Treasures from Te Papa exhibition also continues, ending in July.

Two new exhibitions opened in the April/May period have had a total of 363 visits each so far:

• Is this Oceania – Pacific Exhibition including new Papua New Guinea acquisitions recently gifted to the museum: opened 28 April

• Red Beret – Women artists from the WAM collection, an exhibition displaying art works by women artists from Whangarei and the rest of New Zealand, from the early 20th Century through to the 21st Century: opened 28 April

Recommendation That the report be received.

33

http://www.whangareiartmuseum.co.nz/content/lost-space-len-lyes-unfinished-science-fiction


4. Proposed Plan Change 120 – Kamo Walkability Environment

Reporting officer Nina Murphy (Policy Planner)

Date of meeting 11 June 2014

Vision, mission and values

This item is in accord with Council’s vision, mission and values statement as the proposed Kamo Walkability Environment provides for the sustainable development of Kamo.

Background

Council considered the Kamo Plan Change Concept in April 2014, and resolved as follows:

“1. That the report be received. 2. That the Plan Change for Kamo be presented to the Planning Committee in June.”

Councillors considered the Draft Kamo Plan Change at a Council Workshop held on 6 May 2014. The Draft Kamo Plan Change was amended in response to discussions at the Workshop and is now being presented to Council for their consideration for adoption and notification.

Summary of Proposed Plan Change

The Kamo Walkability Environment (Appendix 1) is generally defined as the walkable catchment around the Kamo commercial centre comprising of a Primary and Secondary Pedestrian Network. It comprises areas currently zoned Business 3, Living 1, and Open Space Environment. The Primary Pedestrian Network is confined to the main retail street frontages within the Kamo shopping centre and is supported by provisions aimed at enabling a lively pedestrian and cycling oriented environment with active street frontages. The Secondary Pedestrian Network relates to frequently used walking routes and is proposed to apply to streets in close proximity to the Kamo shops, schools and recreation areas. Streets fronting onto the Primary Pedestrian Network and Secondary Pedestrian Network have been recognised as being suitable for residential intensification.

The proposed Kamo Walkability Environment is made up of three precincts – one a mixed-use business precinct (Kamo Activity Precinct) and two residential precincts (Kamo Medium Density Living Precinct, Kamo Low Density Living Precinct). In determining the extent and boundaries of the proposed new precincts consideration was also given to factors such as current zonings, existing open space, topography, known hazards (particularly mining hazard areas) and recommendations of the 2009 Kamo Structure Plan.

The main changes from the current District Plan are:

The introduction of the pedestrian networks and the “walkability” theme.

The removal of minimum parking provisions within the Kamo Walkability Environment in line with Council’s Parking Strategy.

The removal of building line restrictions within the Kamo Walkability Environment.

The use of Urban Design Guidelines in the Kamo Activity Precinct and Kamo Medium Density Living Precinct to guide better development.

Providing for higher intensity residential development in the Kamo Medium Density Living Precinct, including 11 metre (3 storeys) height limits and no controls over density, floor area or lot size.

The restriction of commercial and industrial activities in the Kamo Medium and Low Density Living Precincts.

The effects of the proposed changes are discussed in more detail in the Section 32 - Summary Guide (Appendix 2) which will accompany the Plan Change document.

34

Amendments to the Draft Kamo Plan Change

Following the Council Workshop in May, an extra 13 properties around Puriri Street were zoned as Kamo Medium Density Living Precinct, as more than half of their site was outside of the mining hazard zone.

Some sites were given a split zoning with that portion outside of the mining hazard area being zoned Kamo Medium Density Living Precinct and that portion inside the mining hazard area being Kamo Low Density Living Precinct. This was considered appropriate as properties could be amalgamated to enable development on the hazard free portions.

A peer review of the Urban Design Guidelines has been carried out, resulting in some minor wording amendments. Following questions raised in the Council Workshop over the cost the Urban Design Guidelines will impose on developers, the Consultant carrying out the peer review was also asked to provide advice on the likely cost of two scenarios; firstly a single site redevelopment into terrace housing and secondly a comprehensive redevelopment of three amalgamated sites.

The estimate for the cost to developers from undertaking a desktop review and written report that shows compliance with the Urban Design Guidelines was:

$600 - $800 for a single site redevelopment into terrace housing (one house + three houses)

$800 - $1,500 for a comprehensive redevelopment (3 houses + 3 houses).

Any redevelopment is dependent on market demand and specifications. It is considered that this cost is reasonable and justified in terms of better urban design outcomes.

Overall, it is considered that Plan Change 120 meets the tests provided for in Section 32 of the Resource Management Act 1991and is the most appropriate means of achieving the sustainable development of the Kamo area.

It is proposed that the provisions in Plan Change 120 do not become operative until all appeals are resolved, this simplifies consent processing as Planners do not have to use both the operative District Plan provisions and the proposed Plan Change provisions and allocate appropriate weighting to each.

Recommendation 1. That the report and attachments be received

2. That Whangarei District Council resolves to publicly notify proposed Plan Change 120 pursuant to Clause 5 of the First Schedule to the Resource Management Act 1991.

3. That pursuant to Section 86B of the Resource Management Act 1991, Whangarei District Council resolves that all the Rules in Plan Change 120 shall have legal effect only once the Proposed Plan becomes operative in accordance with Clause 20 of Schedule 1 to the Act.

Attachments 1. Kamo Walkability Environment 2. Section 32 - Summary

35

Kamo Walkability Environment KWE.1

KWE.1 Kamo Walkability Environment

KWE.1.1 Description & Expectations

KWE.1.2 Eligibility Rule

KWE.1.3 Objectives

KWE.1.4 District Wide Note

KAP.1 Kamo Activity Precinct - Landuse

KAP.1.1 Description & Expectations

KAP.1.2 Eligibility Rule

KAP.1.3 Notification

KAP.1.4 Objectives

KAP.1.5 Discretionary Activities

KAP.1.6 Requisite Policies

KAP.1.7 General Policies

KAP.2 Kamo Activity Precinct - Subdivision




KMP.1 Kamo Medium Density Living Precinct - Landuse

KMP.1.1 Description & Expectations

KMP.1.2 Eligibility Rule

KMP.1.3 Notification

KMP.1.4 Objectives

KMP.1.5 Discretionary Activities

KMP.1.6 Requisite Policies

KMP.1.7 General Policies

KMP.2 Kamo Medium Density Living Precinct – Subdivision




KMP.2.4 General Policies

KLP.1 Kamo Low Density Living Precinct - Landuse

KLP.1.1 Description & Expectations

KLP.1.2 Eligibility Rule

KLP.1.3 Notification

KLP.1.4 Objectives

KLP.1.5 Discretionary Activities

KLP.1.6 Requisite Policies

KLP.1.7 General Policies

KLP.2 Kamo Low Density Living Precinct – Subdivision



KLP.2.3 Requisite Policies


KWE.APPENDIX 1 Kamo Activity Precinct – Urban Design Guidelines

KWE.APPENDIX 2 Kamo Medium Density Living Precinct – Urban Design Guidelines

KWE. APPENDIX 3 – Precinct Plan

Kamo has evolved from a separate township to now being included within the city limits of Whangarei. Kamo has a strong local identity based on its history. Of particular significance was the discovery of coal in 1875, with mining undertaken in the Kamo area until 1955. The excavation of numerous underground tunnels during this period has left a risk of subsidence affecting substantial areas of land, mainly to the east of Kamo Road. In recent years the suburb of Kamo has emerged as one of the fastest growing urban areas within Whangarei District. Kamo is projected to continue its recent high growth and remain the second largest settlement node in the district.

In addition to its historic origins, much of Kamo’s sense of place can be attributed to its geographic containment, bordered by gentle slopes to the south, west and east, and physical constraints imposed by the railway line and State Highway 1 Bypass. Notable bush-clad landforms beyond provide a rural backdrop to the township.

Within the residential areas that form the bulk of the Kamo Walkability Environment, the overall level of amenity is typical of that commonly experienced in other Living Environments within the district. Kamo is also recognized for its ‘village’ atmosphere offering a variety of local mainstreet retail and community services; easy access to facilities (including schools); volcanic soils; large, well maintained sections and streetscapes; and a mix of housing ages, with older housing tending to be concentrated near the centre of Kamo served by the adjacent grid roading pattern to the east. The remaining housing stock, being primarily single family homes constructed in the 1960s – 1980s, tends to radiate outwards, with development characterized by a more curving street pattern and a number of short cul-de-sacs.

The Kamo Walkability Environment (KWE) is generally defined as the walkable catchment around the Kamo commercial centre comprising of a Primary and Secondary Pedestrian Network. It addresses the opportunities and issues associated with growth in the area, with an emphasis on the theme of ‘walkability’. The Primary Pedestrian Network (PPN) is confined to the main retail street frontages within the Kamo shopping centre and is supported by provisions to enable a lively pedestrian and cycling oriented environment with active retail frontages. The Secondary Pedestrian Network (SPN) comprises streets which are in close proximity to the Kamo shops, schools and recreation areas and are located on frequently used walking routes. The strength of this combination of factors within walking distance makes streets fronting onto the PPN and SPN suitable for residential intensification. It is anticipated that these pedestrian networks will receive prioritisation in terms of surface quality and ongoing maintenance.

The KWE contains the Kamo Activity Precinct (KAP) and the Kamo Medium (KMP) and Low Density (KLP) Living Precincts, collectively providing for: a limited extension to the commercial centre of Kamo, mixed used development in the Kamo Activity Precinct, medium density residential development in suitable areas served by the pedestrian network, and controlled intensification of low density areas within the balance of the Environment.

Growth is supported in the KWE by providing for mixed use development (combining commercial and residential activities) within the KAP. In the KMP amalgamation of existing sites is encouraged to enable multi unit development in accordance with specified urban design guidelines. A range of housing types and styles is anticipated. Development will make use of existing infrastructure and enable more people to live within walking distance of services. Development will be managed to ensure the risk of subsidence is not increased.

It is expected that any potential changes to existing amenity levels (such as higher ambient noise levels and reduced front yard landscaping) resulting from further residential intensification will be gradual and confined primarily to locations within the Medium Density Living Precinct. Such changes will be off-set by advantages gained from increased neighbourhood activity and vitality; an emphasis on quality urban design; more active frontages and increased passive surveillance; a greater range of housing options; reduced home maintenance costs; and better utilisation of existing public facilities (such as parks and walkways).

Kamo Road will continue to provide a main street shopping experience with a high level of pedestrian activity. The compact form of the commercial area will be retained and new commercial activities outside of this area will be discouraged. There is an expectation that over time existing industrial businesses in the KWE will relocate. Land has been rezoned for this purpose in Springs Flat.

Index KWE.1.1 Description & Expectations

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The following shall form the basis of assessment for resource consent applications in the Kamo Walkability Environment:

the Objectives in the KWE,

the Objectives, Policies and provisions set out in the KAP, KMP and KLP Land use and Subdivision sections,

the Open Space Environment provisions,

the Resource Area provisions; and

District Wide provisions.

KWE.1 Kamo Walkability Environment

KWE.1.2 Eligibility Rule

KWE.1.3 Objectives 1. The Kamo Walkability Environment offers a

safe and effective pedestrian and cycle network connecting recreational, educational, community and shopping facilities.

2. The Kamo Walkability Environment provides opportunity for high quality medium and low density living within walking distance of the Kamo Activity Precinct.

3. The Kamo Walkability Environment contains a mainstreet commercial area that provides for a range of residential, commercial and community activities.

4. People are able to live in close proximity to, and within, the Kamo Activity Precinct in a manner that does not restrict commercial operations.

5. The risk of land subsidence in mining hazard areas is not increased by land development in the Kamo Walkability Environment.

6. Adequate servicing for anticipated intensification is provided within the Kamo Walkability Environment.

KWE.1.4 District Wide Note A number of provisions that currently apply in the Living 1 and Business 3 Environments will be addressed on a District-wide basis as part of the review of the District Plan. In the interim regard be given to the following: In the Kamo Medium Density Living Precinct and Kamo Low Density Living Precinct refer to Living 1 Environment Rules in regards to:

Hazardous Substances

Network Utility Operations

Signs

Artificial Lighting

Noise

Construction Noise

Vibration

Electromagnetic Radiation

Outdoor Storage

Aerials and Aerial Support Structures In the Kamo Activity Precinct refer to Business 3 Environment Rules in regards to:

Hazardous Substances

Network Utility Operations

Signs

Artificial Lighting

Noise

Construction Noise

Vibration

Electromagnetic Radiation

Outdoor Storage

Aerials and Aerial Support Structures This note will be deleted when District-wide provisions are inserted into the District Plan.

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1. Construction or alteration of a building or buildings:

a. That exceed 500m2 GFA. b. That exceed 11 metres in height. c. Within 3 metres of Living Environments. d. On a site that borders a Living Environment that do not meet the

specified daylight angle for the adjacent Living Environment. e. That provide for 3 or more new individual commercial activities on a

site. f. That provide for 2 or more new residential units on a site.

2. Construction or alteration of a building or buildings on sites fronting the Primary Pedestrian Network: a. With more than 15 metres of street frontage. b. Setback less than 1.5 metres from the road boundary. c. With less than 55% of their ground floor building frontage in clear

glazing. d. Without a continuous verandah along the entire frontage (excluding

vehicle access), forming a continuous line of shelter with adjacent verandahs.

i. With clearance of less than 3 metres or exceeding 4 metres above the footpath

ii. A width greater than 5 metres iii. A width less than the width of the footpath less 600mm.

3. A residential unit or units: a. At street level fronting the Primary Pedestrian Network. b. On a site that fronts the Primary Pedestrian Network and does not

provide pedestrian access (e.g. a front door) from the residential unit to the Primary Pedestrian Network.

c. With living areas above ground floor: i. With 1 bedroom and not containing an outdoor living court of

at least 6m2 and at least 2 metres depth. ii. With 2 or more bedrooms and not containing an outdoor living

court of at least 10m2 and at least 2.4 metres depth d. With living areas at ground floor level and not containing an outdoor

living court of at least 20m2 and at least 4 metres depth.

4. Any site generating more than 200 traffic movements per day. 5. Any new vehicle crossings across the Primary Pedestrian Network. 6. Any activity that fails to provide access, and/or parking in accordance

with requirements in Council’s Engineering Standards 2010.

The Kamo Activity Precinct is a compact mainstreet shopping centre on, or in close proximity to Kamo Road which provides a range of retail, service and community activities. The KAP services one of the fastest growing urban areas in the District and is bordered by schools, recreation areas, churches and identified mining hazard areas. Opportunities are provided to meet these demands while retaining the mainstreet character and compact form of the centre.

KAP.1 Kamo Activity Precinct - LANDUSE


KAP.1.1 Description & Expectations


1. Activities not requiring consent as a discretionary activity shall be a permitted activity.

2. Industrial activities are prohibited activities within this Precinct

3. Car parks located between building frontage and road boundaries of sites fronting the Primary Pedestrian Network are prohibited activities within this Precinct.

KAP.1.3 Notification

1. Land use proposals that are contrary to the requisite policies must be publicly notified.

2. Land use proposals that are not contrary to the requisite policies are precluded from public notification.

3. Land use proposals that are precluded from public notification may still be subject to limited notification.

KAP.1.4 Objectives

1. To ensure the Kamo Activity Precinct is a compact multi-functional vibrant centre providing a mix of commercial and residential activities.

2. To accommodate commercial activities within the Kamo Activity Precinct while retaining active street frontages on the Primary Pedestrian Network.

3. To contain commercial activities within the Kamo Activity Precinct to avoid encroachment into residential areas.

4. To ensure a high quality pedestrian focused streetscape.

5. To ensure new developments are designed in accordance with sound urban design principles.

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KAP.1.6 Requisite Policies

KAP.1 Kamo Activity Precinct - LANDUSE

1. To provide for compatible development by restricting buildings to no more than three storeys or 11.0 metres in height.

2. To retain the mainstreet character of the Kamo Activity Precinct by limiting buildings to a maximum of 500m2 GFA.

3. To avoid adverse effects on amenity, pedestrian safety, road safety and efficiency and parking from significant increases in traffic by limiting activities that generate more than 200 traffic movements per day.

KAP.1.7 General Policies 1. To retain the compact nature of the Kamo Activity

Precinct by providing for a range of sizes of commercial activities within the centre.

2. To provide for mixed use development (e.g. office, retail and residential) within the Kamo Activity Precinct.

3. To promote active street frontages by ensuring residential units are not established at street level fronting the Primary Pedestrian Network while ensuring that pedestrian access (e.g. a front door) is provided from the street frontage.

4. To retain the fine grain character of Kamo Activity Precinct by limiting the width of buildings fronting the Primary Pedestrian Network.

5. To ensure infrastructure and engineering is designed in accordance with Council’s Environmental Engineering Standards 2010.

6. To encourage high quality development by requiring that new development is designed in accordance with sound urban design principles and the KAP Urban Design Guidelines contained in KWE.Appendix 1.

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KAP.2 Kamo Activity Precinct - SUBDIVISION


1. Activities not requiring consent as a discretionary activity shall be a controlled activity.



2. To ensure the road layout and access onto the site as part of any subdivision is designed to avoid remedy or mitigate any adverse effects on the surrounding road and pedestrian network.

3. To ensure subdivision provides for a range of allotment sizes that are appropriate to the character of the KAP.

4. To encourage high quality development by requiring that new subdivision and development is designed in accordance with sound urban design principles and the KAP Urban Design Guidelines contained in KWE.Appendix 1.8.

KAP.2.2 Discretionary Activities 1. Any subdivision resulting in allotments:

a. With a net site area of less than 100m2. b. For Unit Titles with a net site area of less than

50m2 c. With a frontage of less than 6 metres. d. With a frontage of more than 15 metres on the

Primary Pedestrian Network. e. That are not provided with connections to

Council maintained services (water, wastewater, stormwater, roading) within their net site area.

f. That are not provided with a connection to an electrical supply system at the boundary of the net site area.

2. Any subdivision where: a. More than 8 allotments have shared access to

the road.

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KMP.1 Kamo Medium Density Living Precinct - LANDUSE



2. Commercial activities are non-complying activities within this Precinct.

3. Industrial activities are prohibited activities within this Precinct.





The areas recognised as suitable for medium density housing are located adjacent to the identified pedestrian network, surrounding the Kamo Activity Precinct. They are in close proximity to open space, both for outlook and use. They occupy relatively flat and stable land which is largely free from natural hazards and include some of the area’s oldest housing served by a grid road pattern close to the KAP. Further intensification of development in these areas will provide a range of housing options and enable more people to live within walking distance of the Kamo Activity Precinct and associated open space, public transport, community facilities, shops, cafes and entertainment. It is expected that any potential changes to existing amenity levels (such as higher ambient noise levels and reduced front yard landscaping) resulting from further residential intensification will be gradual. Such changes will be off-set by advantages gained from increased neighbourhood activity and vitality; an emphasis on quality urban design; more active frontages and increased passive surveillance; a greater range of housing options; reduced home maintenance costs; and better utilisation of existing public facilities (such as parks and walkways).

KMP.1.1 Description and Expectations

1. To provide for a range of housing options in the Kamo Medium Density Living Precinct enabling more people to live within walking distance of the Kamo Activity Precinct.

2. To allow for increased residential density by providing for multi unit development.

3. To ensure residential development is designed in accordance with sound urban design principles.

4. To protect the amenity of the neighbourhood, while optimising privacy and amenity within and between sites.

KMP.1.4 Objectives

1. A building or buildings that a. Exceed 11 metres in height. b. Provide for three or more residential units on a site. c. Is setback less than 2 metres from the boundary where a site

borders the Kamo Low Density Living Precinct. d. Is proposed for a rear site and is setback less than 3 metres

(allowing for one 1.5 metre setback) from adjoining sites. e. Does not meet the specified daylight angles in Appendix 11, except

in relation to the road boundary. 2. A building or buildings on a front site setback less than 4 metres from

the rear boundary or 2 metres from the road frontage comprising a. Up to two residential units. b. Three or more single storey residential units.

3. A building or buildings on a front site setback less than 6 metres from the rear boundary or 2 metres from the road frontage comprising a. Three or more multi-storied residential units.

4. Any building that is set back from the top of the bank of any river that has a width of less than 3 metres, less than: a. 5 metres where the dominant slope is 8 degrees. b. 10 metres where the dominant slope is greater than 8 degrees and

less than 15 degrees. c. 20 metres where the dominant slope is more than 15 degrees.

5. Residential unit or units: a. With living areas above ground floor:

i. With 1 bedroom and not containing an outdoor living court of at least 6m2 and at least 2 metres depth.

ii. With 2 or more bedrooms and not containing an outdoor living court of at least 10m2 and at least 2.4 metres depth

b. With living areas at ground floor level and not containing an outdoor living court of at least 20m2 and at least 4 metres depth.

6. Any activity that will damage, modify, remove or relocate any stone wall.

7. Any front boundary fences higher than 2 metres or less than 50 percent visually permeable above 1 metre in height.

8. Any additional vehicle crossings onto the pedestrian network. 9. Impervious area greater than 60 percent of the site.

KMP.1.5 Discretionary Activities

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KMP.1.5 Discretionary Activities 10. Home occupations that:

a. Generate more than 20 traffic movements per day, per site. b. Have car parking between the residential unit and the road. c. In addition to the principal operator have more than two other

persons engaged in the activity. d. Exceed the use of 15% of the total GFA of all buildings on site. e. Have a total area of signage greater than 0.25m2, per site. f. Have illuminated or moving signage.

11. Home occupations that trigger three or more of the discretionary criteria in 10(a)-(f) above are to be considered as non complying activities.

12. Places of assembly that open for visitors, clients or deliveries before 0800 or after 2200, other than religious observances outside of these hours for a maximum of 4 days per year.

13. Any activity that fails to provide access and/or parking in accordance with requirements in Council’s Engineering Standards 2010.

KMP.1.7 General Policies 1. To encourage subdivision and land use to be undertaken

concurrently as part of a comprehensive design process.

2. To enable quality multi unit development by providing for amalgamation of existing sites, while respecting neighbourhood amenity.

3. To promote interaction between building frontages and the street by encouraging the location of buildings close to the road boundary and with no restrictions on daylight angles to the road boundary.

4. To promote interaction between developments and the pedestrian network by limiting the number of vehicle crossings.

5. To protect and enhance neighbourhood and residential amenity through compliance with bulk and location provisions and design in accordance with KMP Urban Design Guidelines contained in KWE.Appendix 2.

6. To allow privacy and amenity for neighbours by providing rear setbacks for buildings.


KMP.1 Kamo Medium Density Living Precinct - LANDUSE

KMP.1.6 Requisite Policies 1. To protect residential amenity by preventing the operation of

commercial activities.

2. To provide for compatible development by restricting buildings to no more than three storeys or 11.0 metres in height.

3. To avoid adverse effects on amenity, pedestrian safety, road safety and efficiency and parking from more than 20 traffic movements per day from non-residential activities.

4. To provide increased choice and flexibility in housing types and encourage high quality living environments by requiring that new multi unit development is designed in accordance with sound urban design principles and the KMP Urban Design Guidelines contained in KWE.Appendix 2.

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1. All subdivision proposals shall be considered as a discretionary activity.

KMP.2 Kamo Medium Density Living Precinct - SUBDIVISION



1. Subdivision proposals that are contrary to the requisite policies must be publicly notified.

2. Subdivision proposals that are not contrary to the requisite policies are precluded from public notification.

3. Subdivision around legally complying residential unit/s is precluded from public notification.

4. Subdivision proposals that are precluded from public notification may still be subject to limited notification

1. To require all subdivision proposals be designed in accordance with the relevant KMP urban design guidelines contained in KWE.Appendix 2.

KMP.2.4 General Policies 1. To encourage subdivision and land use proposals to

be undertaken concurrently as part of a comprehensive design process.

2. To avoid, remedy or mitigate the effects of subdivision on the amenity of the medium density residential area.

3. To ensure subdivision and development is designed and located to enhance the walkability and cycling accessibility of Kamo.


43

This Precinct covers areas that are within the walkable

catchment of the Kamo Activity Precinct and abut the identified pedestrian network. Additional residential development opportunities in these areas are limited because they may:

have steeper topography,

have a higher risk of land instability,

be within an identified Mining Hazard Area,

be located further from the Kamo Activity Precinct and associated facilities.

The overall level of amenity is typical of that commonly experienced in other Living Environments within the district. It is expected that there will be a slight increase in residential density through the provision of minor household units encouraging more people to live within walking distance of the Kamo Activity Precinct.

KLP.1.1 Description and Expectations





KLP.1 Kamo Low Density Living Precinct - LANDUSE

1. To protect and enhance the amenity of the Kamo Low Density Living Precinct.

2. To protect the identified pedestrian network. 3. To provide for a limited increase in residential density in the Kamo

Low Density Living Precinct allowing more people to live within walkable distance of the Kamo Activity Precinct.

4. To ensure the risk of land subsidence is not increased by development in the Kamo Low Density Living Precinct.


2. Commercial activities are non-complying activities within this Precinct.

3. Industrial activities are prohibited activities within this Precinct.


KLP.1.4 Objectives

KLP.1.5 Discretionary Activities 1. Net site area of less than 500m2 per residential unit. 2. A building or buildings

a. That exceed 8m in height. b. That does not meet the specified daylight angles in Appendix 11,

excluding to the road boundary. 3. A residential unit or units

a. That provides for more than one residential unit and one minor residential unit per site.

b. With a separation distance of less than 3 metres from any other detached residential unit.

c. With a separation distance of less than 6 metres where there is an outdoor living court between the residential units.

d. With living areas above ground floor and not containing an outdoor living court of at least 10 m2 and at least 2.4 metres depth

e. With living areas at ground floor level and not containing an outdoor living court of at least 20 m2 and at least 4 metres depth.

4. A minor residential unit a. At ground floor level and not containing an outdoor living court of

at least 20 m2 and at least 4 metres depth b. Above ground floor and not containing an outdoor living court of at

least 6 m2 capable of containing a circle of 2 metres in diameter. 5. Any habitable buildings set back less

a. Than 4.5 metres from the road boundary. b. Less than 3 metres from other boundaries, allowing for one 1.5

metre setback. 6. Any non-habitable building or non-habitable room of a building (e.g.

garage, carport, lean-to) set back less than; a. 4.5 metres from the road boundary. b. 1.5 metres from any other boundary, allowing for a nil setback for a

maximum building length of 7.5 metres on any single boundary for a maximum total building length of 10.5m on all boundaries.

c. 2.5 metres from a habitable room on any other site. 7. Any building that is set back from the top of the bank of any river that

has a width of less than 3 metres, less than: a. 5 metres where the dominant slope is 8 degrees. b. 10 metres where the dominant slope is greater than 8 degrees and

less than 15 degrees. c. 20 metres where the dominant slope is more than 15 degrees

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KLP.1 Kamo Low Density Living Precinct- LANDUSE

KLP.1.5 Discretionary Activities 8. Any front boundary fences higher than 2 metres or less than 50 percent

visually permeable above 1 metre in height. 9. Any additional vehicle crossings onto the secondary pedestrian network. 10. Any activity that will damage, modify, remove or relocate any stone wall. 11. Impervious area greater than 60 percent of the site. 12. Home occupations that:

a. Generate more than 20 traffic movements per day, per site. b. Have car parking between the residential unit and the road. c. In addition to the principal operator have more than two other

persons engaged in the activity. d. Exceed the use of 15% of the total GFA of all buildings on site. e. Have a total area of signage greater than 0.25m2, per site. f. Have illuminated or moving signage.

13. Home occupations that trigger three or more of the discretionary criteria 12(a)-(f) above are to be considered as non complying activities.

14. Places of assembly that open for visitors, clients or deliveries before 0800 or after 2200, other than religious observances outside of these hours for a maximum of 4 days per year.

15. Any activity that fails to provide access and/or parking in accordance with requirements in Council’s Engineering Standards 2010.


KLP.1.6 Requisite Policies 1. To protect residential amenity by preventing the operation of commercial

activities. 2. To avoid adverse effects on amenity, pedestrian safety, road safety and

efficiency and parking from more than 20 traffic movements per day for non-residential activities.

1. To promote interaction between developments and the pedestrian network by controlling the numbers of vehicle crossings.

2. To protect and enhance neighbourhood and residential amenity through compliance with bulk and location provisions.

3. To allow for a limited increase in residential density by providing for one residential unit and one minor residential unit per site

4. To ensure that all matters relating to infrastructure and engineering shall be designed in accordance with Council’s Environmental Engineering Standards 2010.

45

KLP.2 Kamo Low Density Living Precinct - SUBDIVISION

KLP.2.4 General Policies 1. To support existing pedestrian network and

cycle connections through the Precinct. 2. To ensure the road layout and access into the

site as part of any subdivision is designed to avoid remedy or mitigate any adverse effects on the surrounding road and pedestrian network.

3. To ensure that a minor residential unit remains on the same lot as its primary residential unit.

4. To ensure principal and minor residential units share vehicle crossings and vehicle access to avoid compromising the local pedestrian network.

5. To ensure that all matters relating to infrastructure and engineering are designed in accordance with Council’s Environmental Engineering Standards 2010.


1. All subdivision proposals shall be considered as a discretionary activity.


1. Subdivision proposals that are contrary to the requisite policies must be publicly notified.

2. Subdivision proposals that are not contrary to the requisite policies are precluded from public notification.

3. Subdivision around legally established residential unit/s is precluded from public notification.

4. Subdivision proposals that are precluded from public notification may still be subject to limited notification.

KLP.2.3 Requisite Policies 1. To provide for subdivision resulting in lots with a

minimum net site area of 500m2.

46

Urban Design Guidelines for Commercial and Mixed Use Activities in the Kamo Activity Precinct

Explanation: The objectives of the Kamo Activity Precinct encourage a mix of commercial and residential activities designed in accordance with sound urban design principles set in a high quality pedestrian focused streetscape. The following urban design guidelines have been developed to assist in meeting these objectives and to provide further clarification of policies contained in KAP.1. The first section of the guidelines addresses new commercial development within the precinct and the importance of recognising the interaction of built form with the public realm with particular regard to the network of Primary Pedestrian Routes identified on the Kamo Walkability Environment Precinct Plan. The second section provides guidelines aimed specifically at ‘mixed use development’, comprising a combination of compatible commercial activities and residential activities. Collectively the guidelines seek to promote a lively, pedestrian-focused local centre while providing acceptable levels of amenity for residents within the precinct. It is recommended that proposals for new medium or larger scale commercial or mixed-use development within the KAP are referred to Council’s Urban Design Panel at an early stage of design (as a prelude to lodgement of any associated resource consent application) for review of relevant urban design issues including related KAP policies and the following urban design guidelines. While not having statutory decision making powers, the role of the Urban Design Panel is to provide independent and professional urban design advice and evaluation on key development proposals that may have significant urban design implications due to scale, public nature, activity or location.

1. Commercial Development 1.1 New Commercial Development To support the objectives and policies of the KAP, commercial development should: a. Define and engage with the primary pedestrian network. b. Integrate with the scale and form of the surrounding built

environment. c. Support the walkability of the primary pedestrian network. d. Integrate signage with architectural detail and proportions

1.2. Defining and engaging with the primary pedestrian network In order to reinforce the importance of the primary pedestrian network to the Kamo Activity Precinct, development should: a. Be built hard up to the street boundary to enable streets to

be well contained and defined by the buildings that surround them.

b. Be contiguous with neighbouring buildings to create a continuous built edge along the primary pedestrian network.

c. Avoid new vehicle crossings over the footpath by establishing shared access arrangements to rear service and/or parking areas.

d. Ensure service areas are screened from public view, preferably located to the rear of properties away from street frontages.

e. Activate the street by locating activities at ground level that interact with, engage visually and entice passersby.

f. Ensure ground floor premises have floor to ceiling heights of not less than 3.5m.

g. Design walls with sufficient articulation, rhythm and detail to attract and hold the human eye.

h. Have ground level windows and doors opening up to the street with large areas of clear glazing.

i. Avoid blocking views into ground level premises with signage, screening, corporate colours or window displays over or behind clear glazing.

j. For all above-ground premises or apartments, provide access to front doors via lobbies with a main entrance on the street frontage.

1.3 Integrating with local urban form and scale

To create a cohesive and attractive Kamo mainstreet environment with a strong sense of place, development should:

a. Be designed to reflect the scale and rhythm of the traditional Kamo streetscape and associated small shop-front premises by not exceeding a maximum street frontage width of 15m within the primary pedestrian network.

b. Where larger buildings are proposed these should be designed in a manner that appears as two or more adjoining buildings, each not wider than 15m.

c. Be built up to two storeys in height along the primary pedestrian network. A consistent two storey street frontage along the primary pedestrian network will help to establish a consistent street edge to contain the street. For single storey development, consider an extended parapet above verandah level.

d. Where buildings exceed two storeys, recess upper storeys a minimum three metres behind the street frontage.

e. In the case of supermarkets or other medium to large scale retail formats with ground floor areas of 500m

2 and above,

restrict frontage to a maximum 4m width to the primary pedestrian network, with the remainder of the premises sleeved by smaller scale specialty retail fronting the street.

f. Respond to how a building is seen from all sides, avoiding bland, unarticulated areas of wall surface.

g. Consider horizontal alignment of facade massing and detail to ensure new buildings complement the massing and detail of existing neighbours.

KWE.APPENDIX 1 Kamo Activity Precinct – URBAN DESIGN GUIDELINES

47

1. Commercial Development h. Reinforce the street corner condition of any building with a

special architectural gesture or element, using robust materials, highlighting its pivotal location. Corner features or elements above two storeys need not be set back from the street boundary.

i. Express wall depth through clearly articulated window and door reveals.

j. House and/or conceal all machinery and building services in an architecturally attractive manner.

1.4 Supporting the walkability of the primary pedestrian network To preserve and expand the pedestrian focus on the primary

pedestrian network development should: a. Avoid vehicle-based retail activities locating adjacent to the

Primary Pedestrian Network. Vehicle- based retail activities include all drive-through activities

where purchases can be made from vehicles, (such as drive through fast food outlets), and activities where vehicles are parked in the premises’ vehicle courtyard for the duration of the purchase procedure such as petrol stations or drive through banking.

b. Locate vehicle access points to rear service yards or carparking away from the Primary Pedestrian Network.

c. Promote alternative modes of access to the KAP including cycling and public transport by such means as providing bicycle lock-ups for employees or residents, and encouraging businesses to provide staff showers.

1.5 Integrated Signage with architectural detail and proportions To ensure all new signage is well designed, complements and enhances built form, and provides information for the public without dominating or contrasting with built form, development should: a. Ensure that signs are designed to a consistently high standard

and complement the architectural qualities, materials, details and colours of the building to which they relate.

b. Integrate signage design with building design, including above verandah signage and detail, and below verandah and verandah edge signage platforms.

c. Minimise the number of sign posts by combining more than one sign or notice on to any one vertical support.

d. Confine corporate colour schemes to a single shop-front width not exceeding 15m

e. Restrict above verandah signs to building or premises names in a manner clearly in harmony with the building’s architecture.

f. Restrict verandah edge signs to names of business premises. g. Confine all short-term notices such as special offers or sales to

frontages below verandah height. Above verandah signage can easily dominate built form and clutter the broader streetscape frontage, whereas below verandah signage more comfortably contributes to streetscape vitality and interest.

Explanation: ‘Mixed use development’ means combining residential and compatible commercial uses within a single development or in close proximity. The co-location of compatible commercial and residential uses together with local public amenities creates options for people to live, work, play and shop in close proximity. This results in multiple benefits including neighbourhood custodianship from the resident population, personal safety through passive surveillance, convenient amenities and services for residents and increased commercial vitality from the expanded local customer base. In combination these benefits lead to lively and prosperous pedestrian focused local centres that can rapidly become destinations for people from other neighbourhoods. There are two distinct types of Mixed Use Development:

i. Vertical mixed use is where different activities occur at different levels of a building. Typically lower floors should have more public uses with more private uses stacked above them. A common mix is to locate retail at ground floor, offices at middle levels and apartments at upper levels. In urban centres whole blocks can be comprised of vertical mixed use.

ii. Horizontal mixed use is where adjacent single use buildings contain a range of compatible land-uses within the same block and is often used in low rise street- focused neighbourhood centres featuring large format anchor tenants, such as supermarkets.

2.1 New Mixed Use Development To support the objectives and policies of the KAP, mixed use development should: a. Co-locate compatible activities using appropriate mixed use

typologies. b. Achieve acceptable levels of privacy and noise attenuation for

residential uses. c. Enable long term flexibility of use. d. Engage with and activate the public realm. The public realm

refers to places the public have common access to including streets, lanes and parks.

e. Achieve high levels of private amenity for residents. 2.2 Co-locating compatible activities using appropriate typologies To co-locate compatible land use activities in appropriate

typologies in the KPA mixed use, development should: a. Utilise vertical mixed use building configurations for mixed

use development along the Primary Pedestrian Network, with residential uses on upper storeys above commercial uses at ground floor level.

b. Utilise predominantly horizontal mixed use formats where not located on the Primary Pedestrian Network. These may take the form of terraced housing, or low rise apartments and should feature the maximum percentage of units possible fronting onto the public realm.

c. Avoid co-locating residential uses within close proximity of commercial activities that generate high levels of ambient noise between 9pm and 7am.


2. Mixed Use Development

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2. Mixed Use Development 2.3 Achieving acceptable levels of privacy and noise attenuation

for residential uses To achieve acceptable levels of privacy and external noise attenuation for residential uses in the KPA, development should: a. Provide measures to ensure residential visual privacy from

public space vantage points with particular regard to Levels 1 and 2 above ground. Mechanisms to ensure privacy include: visually impermeable balustrades, external louvres and/or screening devices.

b. Ensure that the external building envelope of residential units in mixed use developments is designed to attenuate external ambient sources of noise in relation to living and sleeping areas of the residential units. Where this noise attenuation requires all windows and doors to be sealed, a satisfactory ventilation system should be provided.

c. Where feasible, provide private inner courtyards using other buildings, or solid walls, to protect the space from ambient external noise sources and to enable natural ventilation to units where external walls facing external noise sources are required to have sealed glazing.

2.4 Enabling long-term flexibility of use To enable long-term flexibility of use, development should: a. Have floor to ceiling heights of 3.5 to 4 meters (for ground

level floors) to allow for a wide range of possible uses. b. Have minimum floor to ceiling heights of 2.7 metres (for

above ground level storeys) to allow for both commercial and residential uses.

2.5 Engaging with and activating the public realm To create engaging and well articulated active frontages to the street and other public spaces, mixed use development should: a. Configure all new residential units so that they front onto the

street or other public open space. b. For ground level residential units, create direct access to front

entrances from the street or other public realm space. c. For upper level residential units provide access via shared

main entrance lobbies with direct access onto the street or other public open space. These should be separated from commercial tenancy entrances.

d. Locate a principal living space (living, kitchen or dining) for all new dwellings with a view directly onto the street or other public space.

e. For horizontal mixed use where front private living courts are located between the street edge and residential unit, use a combination of changes in level, low walls or hedges and, where needed, permeable screening for fences higher than 1m.

f. Consider creating rear lanes to provide vehicular access to parking for apartments or terraced housing, to enable unimpeded street frontages.

g. Avoid locating parking areas and garaging along street frontages. Consideration should be given to providing communal parking areas, discretely located on the site.

2.6 Achieving high levels of residential amenity for occupants To ensure residential units attain a sufficiently high standard of amenity so as to contribute positively to the KAP as a place to live, visit and do business, residential development should: a. For upper level residential units, use frequent vertical

circulation cores serving optimally 2, and up to a maximum of 4, residential units per floor to avoid lengthy internal corridors or external horizontal circulation via conjoined decks or breezeways.

b. Aim to enable cross ventilation for all residential units within an apartment building. This is best achieved by dual aspect apartment layouts which also deliver daylight and outlook from two directions. Internal courtyards can also achieve this purpose.

c. Single aspect residential units should not exceed 7m in depth and should not be oriented to south or west.

d. Achieve a minimum front-to-front 12m separation of residential units across streets or lanes, where possible.

e. Provide a back-to-back separation distance of 20m, where possible, for acceptable levels of privacy between upper level residential units.

f. Incorporate additional measures such as external screens or louvres fitted to balconies, decks or living spaces to ensure privacy from neighbours while maintaining outlook and daylight where optimal back-to-back separation (20m) cannot be achieved.

g. For upper level units, provide balconies or roof terraces with a minimum area of 10m2 and a minimum depth of 2.4m for residential units of 2 or more bedrooms; and 6m2 with a minimum 2m depth for single bedroom residential units. Studio apartments need not have private balconies or terraces provided there is a shared outdoor space available. All balconies should:

- Be directly accessible from a living area. - Be positioned to receive direct sunlight for at least 3 hours

of the day in mid winter. - Be located on the north, west or eastern side of the

dwelling. h. For residential units with living areas on ground floor, provide a

private open space area of not less than 20m2 with a minimum dimension of 4m that opens directly off a main living area. Such spaces should:

- Be positioned to receive direct sunlight for at least 3 hours of the day in mid winter.

- Have a flat surface area with a maximum gradient of 1 in 12.

- Be free of all obstructions including clothes lines (these should be provided for outside the 20m2 required area).

- Be shielded from prevailing winds. - Enable visual privacy from public space and neighbours. - Not be located on circulation routes / access path to unit.


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Urban Design Guidelines for Multi-unit Residential Development in the Kamo Medium Density Living Precinct.

Explanation: The objectives of the Kamo Medium Density Living Precinct support the provision of a range of housing options enabling more people to live within walking distance of the Kamo Activity Precinct and associated facilities. They also seek to ensure that such residential intensification is designed in accordance with sound urban design principles. To assist in meeting these objectives and to provide further clarification of policies contained in KMP.1, the following urban design guidelines are relevant to residential intensification in the KMP, particularly in respect of multi-unit developments. The guidelines include specific guidance for new housing typologies envisaged for the KMP (small detached houses, duplexes, terrace houses, and apartments). It is strongly recommended that proposals for residential intensification are referred to Council’s Urban Design Panel at an early stage of design (as a prelude to the lodgement of any resource consent application) for review of relevant urban design issues including related KMP policies and the following urban design guidelines. While not having statutory decision making powers, the role of the Urban Design Panel is to provide independent and professional urban design advice and evaluation on key development proposals that may have significant urban design implications due to scale, public nature, activity or location.

Kamo Medium Density Living Precinct – URBAN DESIGN GUIDELINES

1. Neighbourhood Integration and Site Design 1.1 Appropriate site sizes To achieve appropriate site configurations with sufficiently wide street frontages to accommodate intensive housing layouts (including small detached houses, duplexes, terrace houses and low rise apartments), that maximise the percentage of dwelling units fronting onto the street (or other public realm space), development should: a. Use methods such as amalgamation of adjacent sites to

provide sufficient street frontage to enable multi-unit typologies fronting the street network.

b. Consider extending the public street network in the case of larger areas of land with deep lot layouts by introducing home streets (which provide additional street frontage) and/or rear lanes (which provide private vehicle access to units fronting the street network). These small street typologies may be in either public or private ownership.

c. Avoid rear lots as these do not encourage walkability and can result in poor amenity outcomes.

d. Restrict driveways and right-of-ways to serving a maximum of two lots.

Refer to section 3 (Residential Building Typologies) for additional guidelines specific to small detached houses, duplexes, terrace houses, and apartments; and section 4.0 (Minor Residential Street Typologies) for guidelines specific to rear lanes and home zones.

1.2 Comprehensive Integrated Design To deliver living environments where the relationship of buildings to both public and private open space, the immediate neighbours and the wider neighbourhood is dealt with as a coherent whole through an integrated design process including, where applicable, subdivision layout, development should: a. Address the planning and location of residential units and

open spaces together in a manner that enhances the character of the locality and optimises liveability and amenity for residents without adversely affecting neighbours.

b. Be designed to achieve occupant and neighbour requirements for visual and acoustic privacy.

1.3 Positive Open Space To define and shape public and private outdoor spaces through placement and articulation of buildings, development should: a. Utilise built form to create positive open spaces between and

around buildings. b. Position buildings in close proximity to the street edge, with the

bulk of open space amenity areas located to the rear. c. Treat streets, including minor residential streets (whether

public or private),as open space. This can be achieved by: - Controlling vehicle speed through reduced carriageway

widths. - Using varied pavement treatment/thresholds. - Incorporating planting. - Using building height to create enclosure.

1.4 Addressing the Public Realm/Street To deliver engaging, safe and community-orientated streets and other public open spaces such as parks, development should: a. Ensure site design and building layouts enable all new

residential development to front onto streets, or other public spaces.

b. For ground level units, provide direct access to front entrances clearly visible from the street or other public space.

c. For upper level units, provide a shared main entrance lobby with direct access to the street or public space.

d. For dwellings fronting the street, locate a primary internal living space (living, kitchen or dining) with a view directly onto the street or public space providing passive surveillance over the public realm.

e. Avoid solid fences or walls that would present a bland, unfriendly frontage to the street. Generally, front fences should be no higher than 1m.

f. Minimise the number and width of vehicle access points and associated footpath crossings.

g. Consider the creation of rear lanes for terraced housing or small house typologies, to provide vehicular access, while enabling unimpeded pedestrian oriented street frontages. Refer to section 4 (Minor Residential Street Typologies) for guidelines specific to rear lanes. Refer to section 4 (Minor Residential Street Typologies) for guidelines specific to rear lanes.

KWE.APPENDIX 2 50

Kamo Medium Density Living Precinct – URBAN DESIGN GUIDELINES KWE.APPENDIX 2

1. Neighbourhood Integration and Site Design 1.5 Public Fronts and Private Backs To achieve a desirable balance between active frontages contributing to and articulating the streetscape and required levels of domestic privacy with secluded and secure indoor and outdoor living spaces, development should: a. Be set out so that fronts of residential units face the fronts of

other residential units across the street, and backs of residential units face backs of residential units across rear yards or shared semiprivate courtyards.

b. Achieve a minimum front-to-front 12m separation of residential units across streets or lanes, where possible.

c. Provide a back-to-back separation distance of 18m, where possible, for acceptable levels of privacy between upper level residential units.

d. Incorporate additional measures such as external screens or louvres fitted to balconies, decks or living spaces to ensure privacy from neighbours while maintaining outlook and daylight where optimal back-to-back separation (18m) cannot be achieved.

1.6 Communal and Private Open Space To ensure each residential unit has easy access to private and/or communal open space for outdoor living and recreation, quality outlook, visual privacy and daylight access, development should: a. Locate the principal open space for each unit (whether

courtyard, deck or balcony) to the north, west or east of the unit, to ensure reasonable exposure to direct sunlight over a substantial portion of its surface for at least 3 hours a day in mid winter.

b. Locate the private open space for each unit so that it is directly accessible from a principal internal living space.

c. Ensure communal open space can be overlooked by a living dining or kitchen area to ensure passive surveillance.

d. Ensure communal open space is located so as to be easily accessed from residential units.

1.7 Solar Orientation To ensure adequate solar exposure to all residential units and their principal private open space areas, particularly in terms of amenity and energy efficiency, development should: a. Position every unit to enable good solar exposure to at least

one principal internal living area with a minimum of 2 hours a day of direct sunlight in mid winter.

b. Avoid single aspect units facing south. c. Consider use of adjustable external screens or louvres to

west–facing living areas.

1.8 Carparking To avoid on-site carparking and garages becoming overlying dominant features impacting negatively on the streetscape and resident amenity, development should : a. Locate carparking and garages to the side, back or below

multi-unit development, and avoid parking forecourts between the street edge and building frontage.

b. Avoid the repetition of multiple garage doors along the street frontage or shared spaces within developments.

c. Position common accessways and carparking at least 1.5m from the windows of the main habitable areas of that unit, unless its floor level is more than .9m above the paved surface.

d. Ensure any open carparking can be viewed from the residential unit/s it is allocated to.

e. Provide lock-up on-site storage for bicycles at ground or basement level to encourage use of bicycles for transport in preference to cars.

1.9 Landscape Design To optimise the benefits of landscaping for the purposes of, mitigating the visual impact of built form, providing visual amenity for residents and neighbours, improving microclimate, maximising benefits of outdoor spaces for outdoor living and recreation and contributing to stormwater retention, development should: a. Incorporate any existing large trees into the overall site

layout, to impart immediate character and amenity to the development and enhance its identity.

b. Incorporate into the site layout trees of a scale commensurate to the scale of built form proposed and ensure deep earth zones with sufficient soil volumes for large trees.

c. Favour the use of indigenous and endemic species to reinforce the neighbourhood’s sense of place.

d. Incorporate any natural watercourses or feature landforms in the development where practical, and consider opening historic watercourses where these have been culverted.

e. Where landscaping and built structures are integrated, (such as green roofs, green walls and courtyards above parking areas), coordinate the design of the structure and the landscaping to ensure the long term health of planting.

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KWE.APPENDIX 2 Kamo Medium Density Living Precinct – URBAN DESIGN GUIDELINES

2. Building Design 2.1 Articulate the Frontage

To express the building frontage in a manner that compliments the character of the neighbourhood, and positively contributes to the safety, amenity and visual character of the street, development should: a. Relate to the visual characteristics of buildings that

determine the prevailing character of the street and local neighbourhood.

b. Respond to the way buildings will be viewed from all sides. c. Articulate street corners with strong architectural elements. d. Clearly articulate building entrances, to make them

engaging, safe and well-lit intermediary spaces between public and private space, that are clearly visible from the street.

e. Provide direct entry from the street to vertical access cores for above ground level apartments.

f. Utilise multiple entrances to multiple vertical access cores for larger apartment blocks with wide street frontages to enhance the level of activity at the street edge and reduce the need for long internal corridors.

g. Consider recessing elements such as windows and balconies to create visual depth.

h. Vary the articulation of balconies to avoid over repetition by such means as recessing, projecting, screening, and revealing.

i. Consider sun-shading devices and adjustable privacy screens that, in addition to their practical value, can add texture and visual interest to a facade.

j. Provide a living area or kitchen within dwellings with a window facing, and a view out, over the street or other public space, to ensure natural surveillance and visual interest.

k. Avoid solid walls or fences above 1m above footpath level between the front boundary and the building. Portions of walls above 1m high should be visually permeable (constructed from a material not less than 60% visually permeable).

l. Where front yards contain the principal private open space for a residential unit (as is appropriate for ground level units facing a street to the north) refer to 2.4c below for appropriate boundary treatment.

m. Consider hedges and/or green walls to conceal solid components of front walls or fences and to soften and articulate building frontages.

n. Consider suitably large trees in front yards to break up the impact of built form and provide shade in summer.

2.2 Massing and Scale To assimilate multi-unit development with the grain and character of existing neighbourhoods, and to mitigate the visual effect of larger buildings on the local context, development should: a. Break up the visual mass of larger building forms by creating

a number of distinct visual units and expressing larger buildings as a series of distinct smaller buildings abutting one another.

b. Vertically modulate buildings by breaking them down into a series of distinct vertical components to reduce the impact of wide, elongated building mass.

c. Consider the modelling of multi-unit building form to achieve a sense of individual identity and address for each unit.

d. For terrace housing in excess of three units, develop two or more unit types to avoid excessive repetition.

e. For groups of small new houses, avoid repeating the same house design alongside its immediate neighbours.

2.3 Roof Level Design To recognise the roof as a key component of design and architectural expression, contributing to both the performance and function of the building and the character of its context, development should: a. Treat roof forms as a considered aspect of the overall

building form achieving a visual finish to the body of the building.

b. Maximise opportunities for roofs to deliver one or multiple functions from: - Communal and or private outdoor space. - Green roofs for improved sustainability, food

cultivation and urban biodiversity. - Efficient installation of renewable energy technology

such as solar panels c. Integrate service elements (service plant, lift overruns, vent

stacks,) into the roof design to minimise visual intrusion and create clean roofscapes.

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2. Building Design 2.4 Private open space To ensure that private open spaces that are of an appropriate size and relationship to the units they are allocated to, while providing a suitable combination of outlook, direct sunlight and privacy for occupants and neighbours, development should:

a. For units with living areas at ground floor level:

Provide a private open space area of not less than 20m2 with a minimum dimension of 4m that opens directly off a main living area. Such spaces should: - Be positioned to receive direct sunlight for at least 2

hours of the day in mid winter. - Have a flat surface area with a maximum gradient of 1 in

12. - Be free of all obstructions including clothes lines (these

should be provided for outside the 20m2 required areas).

- Be shielded from prevailing winds. - Enable visual privacy from public space and neighbours. - Not be located on circulation routes / access path to

unit. b. For units with living areas above ground floor level:

Provide balconies or roof terraces with a minimum area of 10m2 and a minimum depth of 2.4m for dwellings of 2 or more bedrooms, 6m2 with a minimum 2m depth for apartments of 1 bedroom for a single bedroom apartment. Single space studios need not have balconies or roof terraces provided there is a shared outdoor space available. All balconies should: - Be directly accessible from a living area. - Be positioned to receive direct sunlight for at least 3

hours of the day in mid winter. - Be located on the north, west or eastern side of the

dwelling. - Achieve an acceptable level of visual privacy for the

occupants and should not overly detract from the privacy of neighbours private open spaces.

c. For ground level units where the principal ground level private open space complying with a. above occurs at the front of a residential unit between the building and the street (or other public space), to avoid conflict between providing acceptable levels of privacy while avoiding high blank walls facing the street, consider: - Raising the front yard above footpath level by at least

500mm. In this case a solid front wall up to 1m high above the yard level is acceptable for a maximum four fifths of the units street frontage;

or - Where front yards cannot be raised 500mm above

ground level, provide front fences or screens up to 1800mm above footpath level for up to three fifths of the unit’s street frontage. These should not be less than 30% visually permeable for portions of fences or screens above 1m.

d. Protect the privacy of private open spaces from being

directly overlooked by careful positioning, distance, screening devices or landscaping..

2.5 Shared open space. To offset a shortfall in the size of open spaces for individual units, or for units intended for communal living (such as housing for the elderly, student housing or papakainga) where a single shared space may be of greater benefit than independent private open space, development should: a. Consider aggregating open space for shared use (that can be

in addition to private open space for individual units) that: - Has direct and easy access to all units served. - Is primarily available to residents through access

controlled by its location, planning and design. - Is sunny with some out-look beyond the site. - Incorporates a combination of features (such as a casual

play area; shade trees and/or structures; seating, tables and BBQs; permeable surfaces; communal gardens; children’s play equipment; and pool) in landscaping for communal outdoor spaces.

2.6 Storage & Utility Space To provide convenient and discrete space for utility and storage functions for all units, development should: a. Provide, for each residential unit not supplied with a lockable

garage, a secure weatherproof storage area, accessible from the outside at ground floor level with a minimum internal dimension of 2m in height and a minimum volume of 3m3 for units with two or more bedrooms and 1.5m3 for single bedroom or studio units.

b. Provide sufficient, suitably screened outdoor storage space to locate rubbish and recycling receptacles, (either associated with each unit or as a shared storage space) which is: - Sufficiently large for rubbish and re-cycling requirements

of all dwellings. - Located or screened so as to be visually unobtrusive and

not dominate the main entrance to any units. - Positioned and ventilated to avoid significant smell

nuisance to any dwelling. - Conveniently accessible from the dwelling or dwellings

served. c. Provide space at the street edge conveniently located for

collection of rubbish and recycling without cluttering or obstructing the footpath.

d. Provide suitable space for open air laundry drying, accessible from each unit but not within the principal private open space. The space should be located or screened to enable clothes lines to be concealed from the street or public space and to receive sun during mid-winter. If balconies are the only open air space available to a unit, provision should be made for discreet open air drying on the balcony.

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3. Residential Building Typologies 3.1 Small detached houses This typology is characterised by small, individual residential units on small lots, often incorporating zero lot boundaries, which enable buildings to be positioned along a boundary. For the purpose of this guideline ‘small detached houses’ on small lots relate to residential units under 100m2 and/or lots below 250m2. By comparison, ‘minor residential units’ (as defined in Part B of the District Plan) have a maximum gross floor area of 70m2.

The option of building small individual houses on small lots can enable significant intensification of standard suburban sections, in particular where zero-lotting is used along a side boundary, enabling one edge of the house to be built right up to that boundary. By designing to incorporate a high level of amenity with positive social dynamics including active street frontages, sunny outdoor courtyards and good indoor-outdoor flow, small houses can become well integrated into existing suburban neighbourhoods, catering to a range of people including the elderly, young couples, and single parents.

Guidelines specific to ‘small detached houses’: a. Design layouts for small houses on small lots

comprehensively prior to any subdivision. b. Set out all small houses with frontages to the street or other

public space. c. Arrange one of the long edges of the house to be positioned

on a side boundary, preferably the south or east, to enable the best use of the site resulting in optimal orientation for sun. This is referred to as zero lotting.

d. Provide a principle private open space as per guideline KMP 2.4a.

e. Group external storage units, rainwater tanks and clothelines together where practicable and locate within the rear or side yard of the small house lot.

f. Avoid on-site car parking becoming overly dominant on the streetscape by: - Limiting vehicle entrances, parking and garages facing

the street to a single car or garage width. - Limiting the number of car-parks or garages side by

side along the street frontage to two. - Considering the use of rear service lanes to provide

access to on-site car parking. - Considering provision of carparking in small groups to

the rear of the houses. 3.2 Duplexes This typology is characterised by two houses sharing a common ‘party wall’

As with ‘small houses’ with zero lot boundaries, duplexes offer another way of increasing density on conventional sections, while retaining many of the amenity characteristics of individual residential units on individual sections.

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This format is widely successful in many parts of the world and is characterised by the rows of units fronting onto streets and other public spaces. Typically each terrace house is two storeyed and occasionally three storeyed, with living areas at ground level enabling direct access to courtyard space to the front, rear or occasionally to an internal courtyard. This format is particularly effective when set out in conjunction with service lanes which provide access to on-site parking without breaking up the continuity of the principal street frontage and footpath. The challenge with introducing this typology lies in ensuring variety of expression to avoid the ‘sameness’ that can arise from unmitigated repetition of a unit type.

Guidelines specific to terrace housing: a. For terrace housing in excess of three units in a row, develop

two or more unit types to avoid excessive repetition. b. Provide a principal private open space to each house as per

guideline KMP 2.4. c. Group external storage units, rainwater tanks and clothelines

together where practicable and locate within the rear or side yard of the combined lot.

a. Avoid on-site car parking becoming overly dominant on the streetscape by: - Limiting vehicle entrances, parking and garages facing

the street to a single car or garage width - Limiting the number of number of car-parks or garages

side by side along the street frontage to two - For groups of duplexes, consider the use of rear service

lanes to provide access to on-site car parking or providing carparking in small groups to the rear of the units.

3.4 Apartments This typology is characterised by a group of residential units stacked vertically sharing access, parking and communal space.

Guidelines specific to duplexes: In addition to the general guidance set out above,

b. Set out duplexes with frontages to both units facing the street

or other public space. c. Provide a principal private open space to each house as per

guideline KMP 2.4 d. Group external storage units, rainwater tanks and clothelines

together where practicable and locate within the rear or side yard of the combined lot.

e. Avoid on-site car parking becoming overly dominant on the streetscape by: - Limiting vehicle entrances, parking and garages facing

the street to a single car or garage width per unit. - Limiting the number of number of car-parks or garages in

a row along the street frontage to two. - For groups of duplexes, consider the use of rear service

lanes to provide access to on-site car parking or provide car parks in small groups to the rear of the units.

3.3 Terrace Houses This typology is characterised by a group of residential units side by side and joined together by party walls.

3. Residential Building Typologies

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4.1 Rear Lanes Rear lanes are shared lanes that provide access to garages and parking spaces at the rear of properties. They are typically associated with attached housing, and while they are primarily intended to provide vehicular access, they can also function as communal shared space. Rear lanes benefit the neighbourhood by enabling the principal street frontage to dwellings to be unencumbered by vehicle crossings, driveways and on-site parking. .

Guidelines specific to rear lanes: a. Use single level construction/ shared surfaces (no kerbs)

to indicate equal status between pedestrians and cars. b. Incorporate minor residential units in the form of lofts

over garages to provide visual surveillance over lanes. c. Use semitransparent fencing to rear yards to enable

passive surveillance. d. Design back lanes with width of between 6 and 8 metres. e. gated access for security.


Guidelines specific to apartments: In addition to the general guidance set out above, To optimise safe and efficient access, sustainable design performance and internal amenity for apartment residents, apartment buildings should:

a. Incorporate frequent vertical circulation cores serving optimally 2 (and up to a maximum of 4) apartments per floor to avoid lengthy internal corridors or external horizontal circulation via conjoined decks or breezeways.

b. Enable cross ventilation for all apartments within an apartment building. This is best achieved by dual aspect apartment layouts which also delivers daylight and outlook from two directions. Internal courtyards can also achieve this purpose.

c. Be of a suitable depth to facilitate sunlight access for internal amenity and sustainable design performance. Dual aspect apartments are typically between 9m and 12m in depth. Single aspect apartments should not exceed 7m in depth and should not occur where restricted to southerly or westerly orientations.

3. Residential Building Typologies

4. Minor Residential Street Typologies

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4. Minor Residential Street Typologies

f. Use variation in surface treatment and planting to provide visual interest

g. Create connectivity with existing street network avoiding cul-de-sacs.

h. Create clear sightlines through avoiding doglegs and short street lengths.

4.2 Homezones

‘Homezones’ are small communal lanes that take on the role of street. Unlike rear lanes homezones function as the front address for some if not all of the units they serve. The physical layout of a homezone is typically a shared street configuration that encourages low vehicle speeds below 20km/h without the need for signage, resulting in a safe public space for residents to gather or children to play.

Guidelines specific to homezones: a. Design buildings to ensure positive street frontage and

overlooking of homezone. b. Place house frontages in close proximity to street edge,

incorporating clearly articulated entrances. c. Use single level construction/ shared surfaces (no kerbs)

to indicate equal status between pedestrians and cars. d. Design street elements and landscaping to encourage

slow vehicular movement by constricting widths of vehicular path.

e. Create gateway treatments at entrances including feature planting and/or more prominent architectural form.

f. Design homezones with street width of between 8 and 10 metres.

g. Create connectivity with existing street network avoiding cul-de-sacs.

h. Create clear sightlines through avoiding dog-legs and short street lengths.


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KWE.APPENDIX 3 Precinct Plan

58

Consequential Amendments New Definitions Chapter 4 0 - Meaning of Words Multi Unit Development means development of three or more residential units on a site. Visual Permeability means the amount of transparency through an object such as a screen, fence or wall. Impervious Area An area with a surface which prevents or significantly retards the soakage of water into the ground. includes:

roofs

paved areas including driveways and sealed/compacted metal parking areas, patios

sealed tennis or netball courts

sealed and compacted metal roads

engineered layers such as compacted clay. excludes:

grass and bush areas

gardens and other landscaped areas

permeable paving and green roofs

artificial playing surfaces or fields. Outdoor Living Court means an area of outdoor open space including balconies, decks and roof terraces, available for the exclusive use of the occupants of the residential unit to which the space is allocated, that has direct access to a main living space and that does not contain structures that would impede its use for outdoor living purposes. Living Environments means Living 1, 2 and 3, Kamo Medium Density Living Precinct, Kamo Low Density Living Precinct Business Environments means Business 1, 2, 3 and 4 and the Kamo Activity Precinct. Pedestrian Network means the Primary Pedestrian Network and Secondary Pedestrian Network as shown on the District Planning Maps within the Kamo Walkability Environment. Part I Appendix 1 Remove building line restrictions from Kamo Road within the KWE. District Plan Maps Make required consequential amendments to District Plan Maps Scheduled Sites Remove scheduled sites within the KWE

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MARIPOSA PL

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HAILES RD (KAMO)

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BRICKWORKS LANE

SEQUOIA PL

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BEACONDALE PL

CLARK ROAD SERV1

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COWLEY PL

LOUISA LANE

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LegendPrimary Pedestrian Network

Secondary Pedestrian Network

Kamo Activity Precinct

Kamo Low Density Living Precinct

Kamo Medium Density Living Precinct

Open Space

Kamo Walkability Environment

– Plan Change 120

Section 32 - Summary Guide

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Whangarei District Council | 3

Contents1. Introduction 4

2. Why is the Council doing this? 5

3. Proposed Plan Change 120 – Kamo Walkability Environment 6

3.1 What is Proposed Plan Change 120? 6

3.2 What is the Kamo Walkability Environment? 6

3.3 Kamo Activity Precinct (KAP) 6

3.4 Kamo Medium Density Living Precinct (KMP) 7

3.5 Kamo Low Density Living Precinct (KLP) 8

3.6 Summary of Overall Main Changes 9

4. Section 32 Evaluation 10

4.1 Introduction of the pedestrian network within the KWE 10

4.2 Removal of minimum parking provisions within the KWE 10

4.3 Removing building line restrictions from Kamo Road within the KWE 11

4.4 Introduction of Urban Design Guidelines for the KAP and KMP 11

4.5 Changes to restrict commercial and industrial activities in KMP and KLP 12

4.6 Kamo Activity Precinct 12

4.7 Kamo Medium Density Living Precinct 13

4.8 Kamo Low Density Living Precinct 14

4.9 Overall Summary 16

5. Further information 18

5.1 Where can you get more information and make a submission? 18

5.2 What happens next? 19

Disclaimer

This is a summary guide only and does not contain the details of all changes proposed to the District Plan. Copies of the proposed Plan Changes are available on request.

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4 | Whangarei District Council

1. IntroductionWhangarei District Council is undertaking a 10 year rolling review of the District Plan. As part of this process Council is proposing a plan change to create the Kamo Walkability Environment. The area covered by this plan change includes the Kamo commercial centre and areas within a walkable distance of this centre and other amenities. The proposed Kamo Walkability Environment contains three precincts; the Kamo Activity Precinct, the Kamo Medium Density Living Precinct and the Kamo Low Density Living Environment.

This is your opportunity to make a formal submission. This document summarises what is contained in the full plan change analysis document which is available on request. Should you have any questions please feel free to contact Council.

Submissions on Plan Change 120 – Kamo Walkability Environment close at 4pm on 29th July 2014

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2. Why is the Council doing this?Under Section 79 of the Resource Management Act 1991 Councils are required to review their District Plans within a 10 year time period. The Whangarei District Plan became operative on 3 May 2007 and subsequent monitoring has identified areas of inconsistency and ineffectiveness. To improve the integrity of the District Plan, a rolling review process has been implemented which has resulted in the introduction of a policy-led approach incorporating policy at a district wide, geographical, locality or neighbourhood context.

As part of Council’s on-going review of its urban areas, Council’s District Plan team has identified those areas experiencing the most rapid change. Kamo was recognised as an area deserving immediate attention, and was the first of the ‘change areas’ to involve community consultation utilising social media.

In February 2014 Council planners held the ‘Kamo Place Race’ which was an interactive 5 day planning event with the main objective being to develop a draft regulatory plan change for Kamo, while providing the community with a sense of ‘ownership’ of the issues canvassed. It was noted from surveys and conversations that a large percentage of people visiting Kamo had walked to get there rather than driving. There was support for further development in areas that did not have physical constraints such as mining hazards and a common issue raised was the need for a central gathering space in Kamo for people to spend time, relax and enjoy open, green space. While some of the issues raised lie outside the District Plan, the main themes (particularly that of the suburb’s ‘walkability’) have informed the drafting of the Kamo Plan Change.

Council is proposing to change how the District Plan manages subdivision and land use within Kamo, and is notifying those people who may be interested in the proposed changes, and those people who may own, lease or rent land within or adjoining the area of change. This is part of a formal plan change process designed to obtain formal comment from the public on updates of the District Plan.

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3. Proposed Plan Change 120 – Kamo Walkability Environment

3.1 What is Proposed Plan Change 120?

Plan Change 120 proposes to insert a new chapter in the District Plan entitled ‘Kamo Walkability Environment’, update the relevant maps, and incorporate consequential amendments including several new definitions, and removal of scheduled sites and building line restrictions.

3.2 What is the Kamo Walkability Environment?

The Kamo Walkability Environment (KWE) is generally defined as ‘the walkable catchment around the Kamo commercial centre comprising of a Primary and Secondary Pedestrian Network.’ It comprises areas currently zoned Business 3, Living 1, and Open Space Environment. The Primary Pedestrian Network is confined to the main retail street frontages within the Kamo shopping centre and is supported by provisions aimed at enabling a lively pedestrian and cycling oriented environment with active street frontages. The Secondary Pedestrian Network relates to frequently used walking routes and is proposed to apply to streets in close proximity to the Kamo shops, schools and recreation areas. Streets fronting onto the Primary Pedestrian Network and Secondary Pedestrian Network have been recognised as being suitable for residential intensification.

The proposed KWE is made up of three precincts – one a mixed-use business precinct (Kamo Activity Precinct) and two residential precincts (Kamo Medium Density Living Precinct, Kamo Low Density Living Precinct). In determining the extent and boundaries of the proposed new precincts consideration was also given to factors such as current zonings, existing open space, topography, known hazards (particularly mining hazard areas) and recommendations of the 2009 Kamo Structure Plan. (Structure planning is an important tool in managing the orderly growth of the community to ensure that adequate public services are provided, important natural and cultural assets are protected, and the area remains competitive for jobs and investment. A Structure Plan has no legal weight until changes are incorporated into the District Plan through the plan change process).

A description of each of the precincts and a summary of the changes proposed is outlined below:

3.3 Kamo Activity Precinct (KAP)

The Kamo Activity Precinct (KAP) is approximately 7 hectares in area and encompasses the Kamo shopping centre with approximately the same boundaries as the existing Business 3 Environment. Limited extensions to existing business zoned land are provided in accordance with the recommendations of the Kamo Structure Plan where no mining hazards are present. The Precinct seeks to retain the compact nature of the shopping centre, encourage mixed use developments, and provide for pedestrian activity.

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The main changes proposed are:

• Construction of 2 or more residential units and 3 or more commercial units require consent.

• Commercial units that front the Primary Pedestrian Network must have visually permeable frontage (e.g. clear windows and glazed doors).

• Residential units must not front the Primary Pedestrian Network at ground floor level but must have access (e.g. front doors) to/from it.

• Car parks in between buildings and the road reserve (e.g. footpaths) on the Primary Pedestrian Network are prohibited.

• Buildings are allowed up to 500m2 gross floor area however they must have a maximum street frontage of 15 metres on the Primary Pedestrian Network (this aims to prevent one shop from dominating the main street).

• Any new vehicle crossings across the Primary Pedestrian Network require consent.

• Industrial activities are prohibited.

• No requirement to provide onsite car parking (no specified number of parks).

The KAP also promotes high quality development through the use of Urban Design Guidelines and the Council’s Urban Design Panel. Any development of 3 or more units is encouraged to go through the Urban Design Panel Process. This process is detailed in the KAP Urban Design Guidelines, but basically involves the applicant submitting plans for development to the Urban Design Panel (consisting of Council’s Urban Designer, Landscape Architect, and Principle Planner) prior to lodging the application for consent, the Panel considers the development and writes a report with recommendations. The Council Planner who processes the application for consent will consider the Urban Design Panel’s report and whether the applicant has implemented the recommendations.

3.4 Kamo Medium Density Living Precinct (KMP)

The KMP is approximately 31 hectares and includes areas around the identified pedestrian network that are in close proximity to the Kamo Activity Precinct and pockets of open space for recreational use and outlook. They are relatively flat and stable land and located outside the areas of known mining hazard. The KMP provides for a higher level of development than the current Living 1 Environment, allowing more people to live within walking distance of the KAP. It also offers increased choice and flexibility in housing types. Amalgamation of sites is encouraged to allow for quality multi-unit developments designed in accordance with urban design guidelines.

The extent of the KMP is determined by its proximity to the KAP and associated accessibility (or ‘walkability’) and the Kamo Structure Plan that anticipated the creation of a high density residential environment (Living 2) in this location. Several amendments to the proposed precinct boundaries differ from the Kamo Structure Plan through the deletion of some land with mining hazard constraints, less suited to residential intensification and compensated for by some minor extensions to the KMP on its western perimeter.

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• No maximum residential density and no minimum floor area controls.

• Two residential units less than 11m (3 storeys) in height are a permitted activity if land use controls such as setback and daylight angles can be met.

• Three or more residential units are defined as ‘multi-unit development’ and will require resource consent, with notification required where specified urban design guidelines are not satisfied.

• Additional vehicle crossings on the identified pedestrian network require resource consent.

• All subdivision is discretionary while subdivision not in accordance with KMP Urban Design Guidelines will be publicly notified.

• Industrial and commercial activities are prohibited and non-complying activities respectively, except for low-key home occupations meeting additional specified controls on traffic movements, location of parking, signage, and the number of persons engaged in the activity.


The majority of the proposed KMP provisions relate to the built form, scale, and intensity of anticipated residential development in the precinct, and the protection of on-site and neighbourhood amenity values. Proposed restrictions aimed at curbing commercial and industrial creep into the precinct further strengthen the objective of protecting neighbourhood amenity. As with the provisions in the KAP development of three or more units is encouraged to go through the Urban Design Panel Process.

3.5 Kamo Low Density Living Precinct (KLP)

The KLP is the remaining area of the KWE (around 189 hectares) and includes areas within the walkable catchment of Kamo and are considered for lower density development because they may have steeper topography, a higher risk of instability, be within a mining hazard area, and/or be located further from the Kamo commercial centre.

This precinct is similar to the existing Living 1 Environment in that it retains the 500m2 minimum lot sizes, but it provides for minor residential units and duplex housing to allow more people to live within walking distance of the Kamo Activity Precinct. The precinct also manages development to avoid compromising the walking network.


• One unit and one minor residential unit permitted per lot if landuse controls such as setbacks and daylight angles can be met.

• Additional vehicle crossings on the identified pedestrian network require consent.

• All subdivision is discretionary and subdivision resulting in lots of less than 500m2 will be publicly notified unless it is around an existing complying residential unit.

• Industrial activities are prohibited.

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• Commercial activities are non-complying except for low-key home occupations meeting additional specified controls on traffic movements, location of parking, signage, and the number of persons engaged in the activity.


3.6 Summary of Overall Main Changes

• The introduction of the pedestrian networks and the “walkability” theme.

• The removal of parking provisions within the Kamo Walkability Environment in line with Council’s Parking Strategy.

• The removal of building line restrictions within the Kamo Walkability Environment.

• The use of Urban Design Guidelines in the Kamo Activity Precinct and Kamo Medium Density Living Precinct to guide better development.

• Higher intensity residential development in the Kamo Medium Density Living Precinct, including 11 metre (3 storeys) height limits and no controls over density, floor area or lot size.

• Restriction of commercial and industrial activities in the Kamo Medium and Low Density Living Precincts.

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4. Section 32 EvaluationAccording to section 32 of the Resource Management Act, Council must undertake an evaluation of any proposed change to the District Plan. Section 32 (1) states that an evaluation must examine:

An evaluation report required under this Act must—

(a) examine the extent to which the objectives of the proposal being evaluated are the most appropriate way to achieve the purpose of this Act; and

(b) examine whether the provisions in the proposal are the most appropriate way to achieve the objectives by—

(i) identifying other reasonably practicable options for achieving the objectives; and

(ii) assessing the efficiency and effectiveness of the provisions in achieving the objectives; and

(iii) summarising the reasons for deciding on the provisions; and

(c) contain a level of detail that corresponds to the scale and significance of the environmental, economic, social, and cultural effects that are anticipated from the implementation of the proposal.

This guide is a summary of the section 32 evaluation undertaken to confirm the appropriateness of proposed Kamo Walkability Environment. The evaluation of the main changes proposed is outlined below:

4.1 Introduction of the pedestrian network within the KWE

Kamo is a compact suburb that provides opportunity for a high amenity pedestrian network. The Operative District Plan does not contain a specific pedestrian network or controls. Alternative provisions considered different levels of control ranging from status quo of no controls to managing access and building separation to requiring developers to requiring the upgrade of footpaths within the network. The majority of provisions recognising the value of the pedestrian network and interaction of built development with the street relate to urban design factors addressed previously. However, in addition it is considered that the most appropriate method to achieve the KWE Objectives is to limit vehicle crossings and maintain active street frontages in the KAP, KMP and KLP.

4.2 Removal of minimum parking provisions within the KWE

All minimum parking requirements are removed from the KWE. However, if parking is provided the design and construction must comply with the Council’s Environmental Engineering Standards 2010. This is in accordance with the WDC Parking Management Strategy 2011 which shifts the focus of the Districts current parking requirements away from the ‘predict and provide’ method to a market-determined structure coupled with better management of existing parking resources. A crucial recommendation of the Strategy that is integral to this new philosophy is to remove minimum parking requirements from the District Plan particularly, in relation to suburban areas, such as Kamo. This freedom from parking requirements will allow greater flexibility for redevelopment. Council can still consider issues such as traffic safety as part of discretionary resource consent applications.

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4.3 Removing building line restrictions from Kamo Road within the KWE

The Operative District Plan has a Building Line Restriction along Kamo Road. The restriction is to ensure that no buildings are constructed or located within the area between the building line and the relevant site boundary. Kamo Road has a restriction with varying width (1.5 at a minimum to 5.5 maximum). The restrictions extend over properties located within the Business 3 and Living 1 Environments, properties being both residential and commercial in nature.

This restriction was required at the time of the District Plan development because Kamo Road was identified as a State Highway, keeping buildings away from the road was considered necessary due to the volume of traffic, noise, potential widening requirements warranted the extra protection afforded by such a restriction.

With the introduction of the Kamo By-Pass, Kamo Road lost its State Highway status and potential effects decreased. The alternatives, maintaining the status quo, increasing or reducing the width of the Building Line Restrictions, have a similar outcome, the imposition of unnecessary limitations upon properties fronting Kamo Road. Proposed bulk and location provisions propose an appropriate setback from road boundaries to maintain residential amenity. To maintain an active and vibrant street frontage buildings are encouraged to be located closer to the boundary of Kamo Road. Location of residential units closer to the road boundary increases the sense of community and safety through passive surveillance.

4.4 Introduction of Urban Design Guidelines for the KAP and KMP

Pending the introduction of district-wide guidelines, it is proposed to incorporate within Plan Change 120 core urban design guidelines identified as relevant to the Kamo Activity Precinct and the Kamo Medium Density Living Precinct.

All of the proposed urban design provisions are new and not currently in the Operative District Plan. The reasons behind inserting these provisions are two-fold. Firstly, in the KAP sound urban design can contribute to vibrancy of the commercial and mixed use areas. Secondly, as growth is encouraged in this area sound urban design will ensure the growth is logical and robust. The KMP urban design guidelines address a range of issues, with sections on neighbourhood integration and site design; building design; and residential building typologies suited to the KMP (including descriptions and examples of small detached houses, duplexes, terrace houses and apartments).

Continuing with the status quo is considered as an alternative. However, incorporation of urban design into the Councils decision making process is part of Councils strategic direction and evident from the adoption of the Urban Design Strategy and formation of the Urban Design Panel in 2012. Not implementing urban design guidelines in an area intended for intensification does not align with this direction. This option is therefore discarded.

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4.5 Changes to restrict commercial and industrial activities in KMP and KLP

Ad-hoc commercial development within residential areas has the potential to adversely impact on an area’s amenity, particularly in terms of increased traffic and noise, signage, and loss of residential neighbours and sense of community. Traditionally, it has been difficult to restrict the encroachment (or ‘sprawl’) of business activities (industrial and commercial) into residential areas, as evident in parts of Maunu Road, Kamo Road and Norfolk Street close to the CBD. Accordingly, a tighter and more targeted approach to the issue of businesses operating from residential premises is proposed for both residential precincts.

Within the KMP and KLP, benefits associated with allowing small-scale business activity in a live-work environment while complementing established mainstreet businesses have been balanced against potential effects on residential amenity. Thus within these Precincts methods for the avoidance of commercial sprawl and maintenance and enhancement of existing residential amenity include the classification of industrial activities as Prohibited Activities and commercial activities (such as dairies) as Non-Complying Activities. In addition, it is proposed to include more restrictive ‘home occupation’ provisions, expanding on the existing District Plan definition but aimed more at encouraging smaller-scale and less intrusive operations in the KMP and KLP with reductions in external effects related to traffic movements, extent of signage, hours of operation and front yard parking.

Within KMP and KLP a further distinction is made in terms of the range of activity status associated with home occupations, (i.e. Permitted, Discretionary and Non-Complying), with the latter applied to home occupations meeting 3 of the 6 discretionary criteria. The rationale for this was that potential effects related to this degree of non-compliance with permitted home occupations would render the activity more akin to a ‘commercial’ activity which is a Non-Complying Activity.

4.6 Kamo Activity Precinct

a. Changes to scale of development

Two or more residential units or three or more commercial units per site triggering resource consent for a discretionary activity are new provisions. The existing Business 3 Environment provisions do not have any equivalent density limits on residential or commercial activities. These provisions have been proposed to allow assessment of larger scale type developments, while permitting smaller scale development to proceed with minimal consenting requirements. The option to continue without any density provisions was considered but discarded as it is considered larger scale developments were important to the future of the Precinct so should be assessed in line with the objectives of the Precinct.

b. Changes to bulk and location

The new bulk and location provisions proposed in the KAP include a maximum of 500m2 GFA for buildings and a maximum 15 metre street frontage for buildings fronting the Primary Pedestrian Network. These provisions are proposed as feedback from the community indicated that the

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vibrancy of the commercial area required there to be a range of activities and pedestrian activity. Inclusion of very large buildings within the KAP was seen as having the potential to compromise this vibrancy. The 500m2 area is consistent with the recommended definition of bulk format retail under Proposed Plan Change 130.

The maximum 15 metre street frontage for buildings is proposed to maintain the fine grain development of the commercial area and ensure a vibrant streetscape. Fifteen metres is based on the width of the Westpac Bank premises, the widest of the finer grain shop sizes fronting Kamo Road. If buildings were greater than 15 metres in width on the Primary Pedestrian Network they would require consent but not public notification as it is considered to be an issue that could be remedied by appropriate design and articulation and was not raised as a concern in public feedback.

4.7 Kamo Medium Density Living Precinct

a. Changes to residential intensification

In considering an appropriate level of residential development for the KMP, consideration is given to the option of applying Living 2 Environment provisions which enable higher density development (1 unit per 350m2 net site area) and a greater building coverage allowance than Living 1 Environment. Although the Kamo Structure Plan advocated a rezoning to Living 2 of land now proposed as KMP, research indicated that such zoning does not necessarily yield an increase in unit numbers overall since traditional ‘quarter acre’ (1000m2) lots technically permit only 2 residential units at a 1:350 density due to calculation on a net site area basis. The option of limiting multi-unit development to sites greater in area than 2000m2 is also considered but rejected in the interests of maintaining flexibility in site size. However, it is anticipated that depending on unit sizes, multi-unit development will be confined to larger sites, necessitating amalgamation of lots, in line with general policy KMP.1.7.2 and providing more scope for site-specific design solutions.

Reliance on specific ‘non-negotiable’ bulk and location controls (such as height, setbacks from boundaries, and daylight angles) based on amenity concerns to immediate neighbours (such as privacy and outlook) will continue, in combination with additional urban design guidance for developments of three or more residential units. Collectively these provisions will assist in determining the building envelope for development and the optimal number, size and design of units proposed, while taking into account its contribution to the streetscape.

In addition to the differences in approach to density, the main differences between permitted KMP and KLP bulk and location relate to maximum height; changes to setbacks from boundaries, (with increased minimum rear yards and reduced minimum front yards, and a 2m yard for sites bordering the KLP); the lack of a daylight control relative to the road boundary; and minor reductions in minimum outdoor living court dimensions.

The proposed height limit for permitted residential development (11m/3 storeys) is equivalent to the existing Business 3 Environment that is to be retained within the KAP. The proposed KMP height, although in excess of the current Living 1 Environment maximum height of 8m, is seen as offering more scope than the status quo for new housing typologies (such as terrace houses) which are typically 2 or 3 storeys in height. Potential effects on adjoining properties associated with

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development exceeding this height will need to be assessed in conjunction with other development controls such as daylight planes and rear yard setbacks which collectively dictate the size of site and building location, in addition to urban design guidelines. Originally it was not proposed that buildings over 11m/3 storeys in height would be required to be publicly notified, however it is subsequently decided that making the provision a requisite policy was in the public interest since buildings greater than 3 storeys in height could potentially have adverse effects beyond the immediate neighbourhood and hence not be covered by the limited notification process.

b. Changes to amenity provisions

In terms of the KMP, methods of maintaining and enhancing levels of amenity within the Precinct include the proposed design-led approach to residential intensification with emphasis on the value of urban design guidelines and a range of housing options, as opposed to the more prescriptive methods associated with the Living 1 Environment where maximum densities and minimum site areas apply. Retaining the status quo (i.e. Living 1 amenity controls) was not considered appropriate in dealing with increased residential intensity in the KMP or the different housing options offered by the KME.

Provisions such as private open space relate to on-site amenity for residents while other controls (e.g. side and rear yard set-backs and daylight angles) are intended to protect the privacy, daylight and outlook of neighbours. Some Discretionary Activities (e.g. front yard setbacks and additional vehicle crossings) apply primarily to streetscape amenity, while the height of development and number of units may also generate effects beyond the immediate neighbourhood.

4.8 Kamo Low Density Living Precinct

a. Changes to residential intensification

Whangarei District Growth Strategy: Sustainable Futures 30/50 has identified that residential intensification of the living environments is necessary to accommodate the anticipated population growth. Status quo of the precinct is the existing density provisions of Living 1 Environment, being a minimum lot size of 500m2 and a corresponding residential density of 1 unit per 500m2. To meet population demands and achieve the KLP Objectives status quo is not appropriate. Several alternatives were considered:

• Reducing the minimum lot size and increasing residential density correspondingly such as 1 unit per 250m2.

• Maintaining the minimum lot size of 500m2 and increasing residential density to 1 unit per 250m2.

• Maintaining the minimum lot size of 500m2 and providing for minor residential units.

A balance has to be established between residential intensification, maintaining a passive residential amenity and avoiding increased risk land instability. Therefore maintaining a consistent minimum allotment size and providing for minor residential units is considered appropriate to achieve the KLP Objectives.

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b. Changes to amenity provisions

Several alternatives have been considered in terms of amenity for the KLP, firstly provision packages with outcomes ranging from status quo being Living 1 Environment to medium density of the KMP. As previously discussed, selection of the extent of KLP has been carefully considered. Physical constraints and hazards limit the appropriateness of the area for medium density development. Therefore maintaining consistency with status quo with minor provision changes to improve walkability is considered to be the most appropriate way to achieve the Objectives for KWE and KLP.

c. Removal of scheduled sites

There are several ways in which to address Scheduled Activities:

• Maintain status quo and keep listed activities within the plan provisions and keep the underlying zone of Living 1 Environment.

• Delete all provisions in relation to the subject Scheduled Activities and rely upon existing use rights.

• Extend the KAP to include these locations and the land in between, effectively providing the sites with mixed use provisions.

• Spot zone the subject locations a commercial zoning.

• Zone the sites consistent with the proposed zoning of the surrounding environment being KLP.

Scheduled Activities and spot zoning have the same outcome, unnecessary provisions being included in the District Plan to provide for independent activities. In this situation the activities are operating onsite. Section 10 of the Resource Management Act makes provision for existing use rights which, affords activities of this nature a level of protection. Provisions do not need to be repeated in the District Plan. Therefore it is concluded that these options are not the most efficient and effective way of achieving the proposed Objectives.

Extension of the KAP to include the subject locations would require the rezoning of a significant area of land currently utilised for residential living purposes. Likelihood of these sites being used for commercial or mixed use activities is slim. Demand for increased commercial land is questionable, and such an increase is inconsistent with the very clear direction expressed by the Kamo community to maintain a consolidated and vibrant mainstreet. Therefore this option is not considered the most appropriate way of achieving the proposed Objectives.

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4.9 Overall Summary

The following table considers the overall environmental, social, cultural and economic effects of the proposed Plan Change.

Type of Effect Positive Adverse

Environmental • Precincts and corresponding provisions balance development potential with physical constraints, to ensure all environmental effects can be considered and managed in an integrated manner.

• Maintaining a consolidated form and promoting the vitalisation of the Kamo Commercial Centre.

• Reduce need for travel, throughout the district, maintaining population numbers within the KWE.

• The plan change itself provides certainty of environmental standards.

• Better urban design through adherence to the Urban Design Guidelines.

• Amenity impacts of opportunity for increased built form within the KMP including potential visual impacts on adjacent residential activity.

• Residential intensification, increased population can place pressure on infrastructure services.

• Innovative provisions (e.g. no parking limits) may result in uncontrolled effects

Social • The plan change urban design requirements will provide for safety and amenity improvements.

• Increases employment opportunities and flexibility for local residents with home occupation provisions.

• Promoting a vibrant and accessible Kamo Activity Precinct creates a sense of place and community feeling.

• Public health and wellbeing is improved with increased access to the pedestrian network.

• Increased demand/pressure on social services such as schools and health providers from increased population.

• If urban design outcomes are not achieved the amenity of the KAP and KMP can be reduced creating an unhappy cramped living environment.

• Increase in on street parking.

Cultural • Protection of character features such as stone walls, heritage sites and trees via Operative District Plan provisions.

• Maintenance of character and amenity via bulk and location, and urban design guidelines.

• No significant cultural effects identified, as limited changes to existing provisions managing cultural effects are proposed.

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Economic • Increased employment opportunities for local residents: ◦ Construction of residential built

development; ◦ Increased commercial centre; ◦ Home occupation provision

• Reduced operating costs from sustainable urban design (i.e. orientation of buildings to maximise natural sunlight) and co-location benefits (e.g. car parking, stormwater management).

• Development and intensification of activity in this area may encourage further public and private investment.

• The plan change provides certainty for potential developers in terms of consenting and potential notification which will enable improved forecasting and budgeting.

• The plan change removes specified minimum parking provisions thus lowering the cost of development.

• Increase in compliance costs due to discretionary provisions.

• Increased compliance costs through adherence to Urban Design Guidelines.

• Increased pressure on public infrastructure requiring upgrading or development.

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5. Further information5.1 Where can you get more information and make a submission?

You can obtain more information about Proposed Plan Change 120 Kamo Walkability Environment and how to make a submission from:

• Whangarei District Council’s Customer Services counter at Forum North, Rust Avenue, Whangarei.

• Ruakaka Service Centre, Takutai Place, Ruakaka.

• Whangarei Public Library, Rust Avenue, Whangarei.

• Kamo Public Library, Kamo Road, Whangarei.

• Onerahi Public Library, Commins Road, Onerahi.

• Tikipunga Community Library, 83 Paramount Parade, Tikipunga.

• Our website: www.wdc.govt.nz

Anyone can make a submission on this proposal by sending a written submission to the Council using one of the options outlined below:

Post to: Whangarei District Council, Policy and Monitoring Division, Private Bag 9023, Whangarei 0148 (Fax: 09 438 7632),

Deliver to: Whangarei District Council’s Customer Services counter Forum North, Rust Avenue, Whangarei

Electronically: On our website http://www.wdc.govt.nz/submissions

Submission forms are available from Whangarei District Council’s Customer Services counter at Forum North, Rust Avenue, Whangarei and Ruakaka Service Centre. The submission must be dated, signed by you, and include the following information:

1. Your name, postal address, telephone number and fax number, email address (if applicable);

2. Details of the Plan Change in respect of which you are making the submission;

3. Whether you support or oppose the Plan Change;

4. Your submission, with reasons;

5. The decision you wish the Council to make;

6. Whether you wish to be heard in support of your submission; and

7. If you would consider making a joint presentation at a Council hearing with others who have lodged similar submissions to your own.

Submissions on Plan Change 120 – Kamo Walkability Environment close at 4pm on 29th July 2014

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5.2 What happens next?

We will summarise the submissions received on the Proposed Plan Change, which will go on our website at www.wdc.govt.nz. Further submission will then be advertised, with a Council hearing to be held during 2014.

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Forum North, Rust Avenue, Private Bag 9023, Whangarei 0148Phone: +64 9 430 4200 | Fax: +64 9 438 7632Email: [email protected] | Website: www.wdc.govt.nz

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5. Proposed Plan Change 130: Bulk Format Retail Environment (Okara Park)

Reporting officer Melissa McGrath (Team Leader District Plan)



This item is in accord with Council’s vision, mission and values statement as the Draft Okara Park Plan Change promotes the sustainable development of the commercial area of Okara Park with the introduction of a new Environment to the District Council District Plan to rezone land to Bulk Format Retail (BFR) to guide the sustainable and cohesive future growth of the land.

Proposed Plan Change 130 Okara Park has been presented to Council via a Workshop on 20 May 2014. Consideration under Section 32 of the Resource Management Act 1991 (RMA) has been completed evaluating the costs and benefits and appropriateness of the provisions proposed in Plan Change 130. The complete Section 32 evaluation report and supporting technical reports are attached.

Bulk Format Retail Environment (BFRE)

The proposed Environment provides for Bulk Format Retail (BFR) activities that typically require a large scale footprint (internal and/or external retail and commercial areas). The proposed Environment is located in the Whangarei Outer CBD in the northern half of the block bounded by Port Road and Okara Drive. This location incorporates existing BFR activities and zones an additional 5.5ha (approximately) of land currently zoned as Open Space Environment and known as Okara Park. This Environment seeks to consolidate development of BFR activity by introducing an Environment primarily dedicated to the activity. The Environment also seeks to reflect the current activity onsite on the lower portion of the Environment where the Operative District Plan zoning may not necessarily reflect this (e.g. parts of the lower portion are still zoned Open Space but have established BFR activity under a resource consent process, such as the Warehouse, Briscoes and Rebel Sports).

Some of the key design features and outcomes sought by PC130 include:

Restricting development to BFR activities with a small number of ancillary services (such as food and beverage facilities);

Provision of a through site link for vehicles and pedestrians;

Promotion of urban design and landscape opportunities on the prominent site, particularly given the prominence of Okara Park;

Seeking a comprehensive planning approach for the undeveloped (Okara Park) Precinct B by requiring a management plan to be in place prior to development;

Recognising the role of the Inner CBD and the effect of the BFR on the economic development of Whangarei.

Precinct Plan:

A precinct plan has been developed for the BFRE to guide development and facilitate good urban design outcomes, notably to achieve:

Provision of both pedestrian and vehicular connectivity;

A quality retail environment;

Built form that considers orientation and location in relation to the site’s attributes and public amenity;

Integration within adjacent BFRE;

Low visual impact of elevated built form and signage on the cityscape.

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The Environment has been split into Precinct A (lower site) and Precinct B (upper site). The rationale for having two Precincts is to reflect that Precinct B is currently undeveloped and is located on an elevated topography. Additional controls have been identified as necessary for Precinct B to manage the potential adverse effects of development that may not be relevant to Precinct A (e.g. landscape / visual effects). The BFRE seeks to provide for up to 20,000m

2 of additional GFA in Precinct B.

Feedback from the Workshop

Several matters of clarification were raised during the workshop, these are summarised below:

Making the most of the views from the site

Concerns were expressed regarding the potential for the precinct plan to limit the orientation of built development to make the most of northerly aspects. The precinct plan has been amended to provide for building orientation south east, ensuring opportunities for view of Te Matua a Pohe Bridge.

Earthworks beyond precinct boundaries

Northland Regional Council approved resource consent (CON20112929501) to undertake up to 400,000m3 of excavation across several titles being Lots 1 and 2 DP 428671, Lot 1 DP 131686 and Lot 6 DP 400940 (including Toll Stadium). This work can be undertaken independent from the plan change; any changes to earthworks to develop the site will require approval from Northland Regional Council.

Plan Change 130 does not include the physical development of earthworks, nor does it propose provisions to manage future earthworks. To accurately determine potential landscape and visual effects the permitted ground levels following permitted earthwork excavation was used within the section 32 evaluation. The key to pictures and maps attached to the Landscape and Visual Assessment Report has been amended to clarify lines and avoid confusion.

Loss of car parking for Toll Stadium:

Bulk Format Retail Environment will not apply to the Toll Stadium and will not result in a reduction of existing car parking available within the Stadium grounds. It is anticipated that future development of the site will provide sufficient parking to service retail development and that this parking may be available for Toll Stadium visitors during non-business hours.

Recommendation

1. That the report and attachments be received.

2. That Whangarei District Council resolves to publicly notify proposed Plan Change 130 pursuant to Clause 5 of the First Schedule to the Resource Management Act 1991.

3. That pursuant to Section 86B of the Resource Management Act 1991, Whangarei District Council resolves that all the Rules in Plan Change 130 shall have legal effect only once the Proposed Plan becomes operative in accordance with Clause 20 of Schedule 1 to the Act.

Attachments

1. Bulk Format Retail Environment proposed District Plan Text 14/41666

14/42692 - Proposed Precinct Plan Draft Prior to Notification 27 May 2014

14/42695 - Figure of Buildable Area (final) prior to Notification 27 May 2014

2. Consequential Amendments to Operative District Plan Text 14/38102

3. Bulk Format Retail Environment proposed District Plan Maps 14/42989

4. Section 32 Report including attachments 14 /42685:

Attachments (under separate cover – contact Senior Meeting Co ordinator)

Socio-Economic Effects Evaluation 14/41705

Stage 1 Assessment of Landscape and Visual Effects 14/42328 Stage 2 Landscape guidelines and principles 14/42708

Transportation Assessment Report 14/37714 Urban Design Assessment 14/42852

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Bulk Format Retail Environment BFRE.1

Index BFRE 1.1 Description & Expectations

Bulk Format Retail Environment – BFRE1

BFRE 1.1 Description and Expectations BFRE 1.2 Eligibility Rule BFRE 1.3 Objectives BFRE 1.4 Requisite Policies BFRE 1.5 Policies BFRE 1.6 Discretionary Activities BFRE 1.7 Notification

Precinct A – BFRE2

BFRE 2.1 Eligibility Rule BFRE 2.2 General Policies BFRE 2.3 Discretionary Activities

Precinct B – BFRE3

BFRE 3.1 Eligibility Rule BFRE 3.2 Management Plan Requirements BFRE 3.3 Requisite Policies BFRE 3.4 General Policies

The Bulk Format Retail Environment (BFRE) provides for the consolidation of

bulk format retail (BFR) activities that typically require a large scale footprint

(internal and/or external retail and commercial areas).

This Environment is situated in close proximity to the inner CBD, where large

land parcels are available for development in conjunction with existing

adjacent BFR, and local infrastructure (roads, wastewater, stormwater) has

capacity to accommodate further development.

BFRE reinforces Council’s hierarchy of commercial nodes, by providing

specifically for BFR with a small provision of supporting small scale food and

beverage activities such as cafes or bakeries.

The elevated nature of the BFRE at the southern end provides opportunities for

good design outcomes to recognise the prominence of the site and surrounding

environs.

The Precinct Plan included in this chapter (refer Figure BFR.1) seeks to deliver

key design outcomes, notably:

Provision of both pedestrian and vehicular connectivity;

A quality retail environment;

Built form that considers orientation and location in relation to the site’s

attributes and public amenity;

Integration within adjacent BFRE;

Low visual impact of elevated built form and signage on the cityscape.

The Environment is split into Precinct A (lower site) and Precinct B (upper site).

Given Precinct B is undeveloped at the time of development of this chapter,

further controls have been applied to Precinct B. This includes the requirement

to prepare a management plan before development can occur.

The use of the management plan process acknowledges the importance and

prominence of the (currently undeveloped) site and the opportunity to plan for

a comprehensive, integrated and well-designed development that takes into

account key urban design principles. Any development that meets the

requirements of the Management Plan (once approved) can proceed without

requiring further resource consents. Development that does not meet the

requirements of the Management Plan will require resource consent to modify

the content of the Management Plan.

Refer to the MPT.1 Chapter for further information on the Management Plan

Technique.

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1. A Management Plan (for the entire Precinct) is

required for Precinct B before development can

occur onsite. Any development within Precinct B

is a prohibited activity without a Management

Plan approved. The Management Plan technique

(including modifications to an existing, approved

Management Plan) is available as a discretionary

activity.

2. The Environment-wide objectives and policies

and the specific policies set out for Precinct A and

B, the Resource Area and District Wide Provisions

shall form the basis of assessment for resource

consent applications in the BFRE.

3. No Management Plan is required for Precinct A.

4. Any activity that is not a BFR, or small scale food

and beverage activities (collectively totalling no

more than 5% of the total GFA for each precinct)

is prohibited.

Note: For the purposes of this chapter, small scale

food and beverage activity is defined as

Premises serving food and/or beverages to the

general public prepared for immediate

consumption on or off the premises. It includes

bakeries, lunch bars and cafes, but excludes

restaurants, licensed premises and supermarkets.

5. Subdivision is a permitted activity if it complies

with the controlled activity standards within rules

74.3.4 – 74.3.16 of Chapter 74 and a certificate of

compliance is obtained. If the subdivision does

not comply with these standards then resource

consent will be required (with the activity status

set out in rules 74.3.4 – 74.3.16).

Note: Rule 74.3.4.b does not apply to this

chapter. For Precinct B, this rule comes into effect

after a Management Plan has been approved.

BFRE.1.2 Eligibility Rule

BFRE.1.4 Requisite Polices

1. The Management Plan for Precinct B is consistent

with the BFRE Precinct Plan and its elements (see

Figure BFR.1) and requisite policies for Precinct B.

2. Small scale food and beverage activities are

provided for when it can be demonstrated that they

are providing a supporting, convenience function to

BFR and collectively comprise no more than 5% of

the total GFA in each Precinct.

3. Any development meets the urban design and

landscaping principles identified within the BFRE

Precinct Plan (see Figure BFR.1) and requisite

policies for Precinct B.

1. BFR activities are located and consolidated in the

outer CBD.

2. BFR activities are co-located to achieve the

efficient use of shared resources and supporting

infrastructure.

3. New development within the BFRE demonstrates

good urban design outcomes that are consistent

with the Precinct Plan.

4. To encourage BFR activities in the BFRE to

maintain a vibrant inner CBD.

BFRE.1.3 Objectives

Bulk Format Retail Environment

Bulk Format Retail Environment BFRE.1

83

1. Safe and appropriate vehicular access and egress is

provided.

2. Any development provides for or does not preclude a

pedestrian connection between Precincts A and B as

shown in the BFRE Precinct Plan in Figure BFR.1).

3. Landscaping is provided as part of future development

or redevelopment to:

a. Enhance the character of the proposed

development area;

b. Soften the effects of built form;

c. Reduce visual prominence of car parking.

4. New buildings and building entrances are orientated

towards streets and/or pedestrian access routes with

active facades at ground level (i.e. with a minimum of

50% surface area transparency).

5. Car parking located within a building should be sleeved

by BFR or small scale food and beverage activities, or

have architectural treatment to reduce the visual

impacts.

6. Loading areas are located to the rear of buildings and

away from pedestrian connections.

7. Lighting is provided along the length of the pedestrian

and cycle connections through the site and within car

parking areas.

8. Reasonable noise emissions are enabled while

providing for reasonable protection of peoples'

health and amenity values on another site or in

another Environment.

Note: Noise must be measured in accordance with NZS

6801: 2008 Acoustics- Measurement of environmental

sound, and must be assessed in accordance with NZS

6802: 2008 Acoustics- Environmental noise.

9. Infrastructure is compliant with the Environmental

Engineering Standards 2010.

10. The design of new development uses materials, colours

and/or built form to break up the bulk of building form.

1. Establishment of any access, roading and/or

parking spaces or associated facility which fails to

comply with the Environmental Engineering

Standards 2010.

2. Any activity in which noise generated by the

activity, assessed at any point within the

boundary of any other site in the Environment,

exceeds 65 dB LAeq(l5min) at any time.

3. Noise generated by the activity, assessed at any

point within the boundary of a Living

Environment exceeds: 50 dB LAeq(l5min)

between the hours of 0700 and 2200 and dB

LAeq(l5min), and 70 dB LAFmax between the

hours of 2200 and 0700, except for emergency

services and the operation of emergency service

call-out sirens.

4. Artificial lighting that exceeds 10 lux at any

receiving property boundary or 15 lux at any

road reserve boundary and is not static.

5. Signage that does not relate to activities

occurring within the BFRE.

6. Any activity that does not meet the criteria for

permitted activities in Appendix 8: Hazardous

Substances.

BFRE 1.6 Discretionary Activities

BFRE 1.7 Notification

BFRE.1 Bulk Format Retail Environment

Discretionary activities that are contrary to the requisite policies within the BFRE must be publicly notified.

Discretionary activities that are not contrary to the

requisite policies within the BFRE are precluded from public

notification.

BFRE 1.5 General Policies

84

BFRE.2

Precinct A - BFRE

BFRE.2.1 Eligibility Rule

1. Any small scale food and beverage

activity that does not increase the GFA of

small scale food and beverage activity

within Precinct A to more than 5% of the

total GFA is a permitted activity.

2. BFR is a permitted activity.

BFRE.2.3 Discretionary Activities

1. The demolition and construction of buildings.

BFRE.2.2 General Policies

1. Any development provides for improved

pedestrian and cyclist circulation and

connections within the site. This includes:

a. Providing dedicated walking routes to

shops and other amenities including raised

level crossings through and around car

parking areas. Walkways should be wide

enough for people with trolleys and prams

to pass one another comfortably.

b. Demonstration of the use of CPTED

principles in design (such as long,

unimpeded views along pedestrian and

cycle routes, avoiding sharp corners or

blind spots, lighting along connections).

c. Clear way-finding signage.

d. Cycle parking facilities in close proximity to

the building entrances.

2. Car parking at street frontages are minimised to

no more than two rows (i.e. 18m-22m deep),

and additional car parking is located away from

the street frontage.

3. Provision is made for new small scale food and

beverage activity in particular along the

northern edge of Precinct A to improve the

amenity and relationship with the Port Road

streetscape.

4. New development provides on-site stormwater

attenuation to reduce impacts on the wider

stormwater infrastructure network.

85

BFRE.3

Precinct B - BFRE

1. Signage along the southern edge or facing the

southern edge of Precinct B visible from beyond

the site is a prohibited activity.

2. Subdivision of Precinct B is a prohibited

activity without an approved Management

Plan in place.

3. Within an approved Management Plan the

following activities are permitted:

a. BFR.

b. Any small scale food and beverage

activity that does not increase the GFA

of small scale food and beverage activity

within Precinct A to more than 5% of the

total GFA.

1. A Management Plan is required for Precinct B before

development can occur onsite.

2. The Management Plan should at a minimum be based on

the following information:

a. Traffic assessment;

b. Landscape / visual assessment;

c. Urban design assessment;

d. Architectural concept;

e. Stormwater management and other infrastructure

assessment.

3. The Management Plan shall set out how the Precinct is to

be developed in a way that responds to, and is compatible

with the above assessments, and is expected to contain, at

a minimum, the following:

a. Site layout plan, including building envelopes and types

of activities (e.g. BFR or small scale food and

beverage);

b. Any proposed staging and demonstration that each

stage meets management plan requirements and

principles of the precinct plan;

c. Proposed layout of vehicular parking/loading and

internal/external connections;

d. Pedestrian and cycling connections and facilities;

e. A comprehensive landscaping plan for the Precinct;

f. Urban design guidelines (which demonstrate how the

urban design principles within the BFRE policies are

met);

g. Stormwater management;

h. Locations and sizes of signage;

i. Locations of lighting.

4. The Management Plan shall be consistent with the BFRE

Precinct Plan (refer Figure BFR.1).

BFRE3.1 Eligibility Rule BFRE.3.2 Management Plan Requirements

86

1. Any development shall provide for pedestrian and cyclist

circulation and connections within the site. This includes:

a. Establishing a pedestrian walkway along the northern

escarpment of Precinct B.

b. Providing dedicated walking routes within the

Precinct including raised level crossings through and

around car parking areas. Walkways should be wide

enough for people with trolleys and prams to pass

one another comfortably.

c. Demonstration of the use of CPTED principles in

design (such as long, unimpeded views along

pedestrian and cycle routes, avoiding sharp corners

or blind spots, lighting along connections).

d. Clear way-finding signage.

e. Cycle parking facilities in close proximity to the

building entrances.

2. Landscaping shall break down the visual impact of the bulk

and mass of built form in Precinct B, particularly when

viewed from beyond the BFRE.

3. Development is located within the building envelope for

Precinct B and complies with the maximum RL height and

setbacks as per Figure BFR.2.

4. Any development provides for small scale food and

beverage activities of up to 5% total GFA in Precinct B.

5. Total GFA in Precinct B does not exceed 20,000m2.


BFRE.3

Precinct B - BFRE

1.

BFRE.3.3 Requisite Polices BFRE.3.4 General Policies

1. The visibility of lighting is reduced when viewed

from beyond the site.

2. Development provides on-site stormwater

management (such as permeable paving, rain

gardens and/or swales) to reduce impacts on

the wider stormwater infrastructure network.

3. Through site vehicular connections are

provided for between Okara Drive and Port

Road.

4. Any development provides an east-west

pedestrian and cyclist connection through the

Precinct that is integrated with existing road

intersections.

5. The use of building materials and colours of a

recessive and non-reflective palette are

considered to integrate with the natural colours

of the surrounding environment.

6. Development should be orientated towards the

north, to take advantage of the northerly sun

aspect, and assist to reduce visual effects of

future development.

7. Provide for a high amenity public space or small

scale food and beverage activity along the

northern and eastern escarpments of Precinct

B.

8. Signage is not an overly dominant visual

element when viewed from beyond the site.

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Consequential Amendments

Consequential amendments proposed for the following chapters:

n Management Plan Technique Chapter

n Chapter 4 – Meaning of Words

n Chapter 6 – Built Form and Development

n Chapter 74 - Subdivision Subdivision Rules - Business 1, 2, 3, 4, Town Basin, Marsden Point

Port, Port Nikau and Airport Environments.

NB: Additions are underlined, deletions are struck through.

Management Plan Technique Chapter

…

MPT 1.2 Eligibility Rule

Management plan technique is a type of approach to development design and consent. The content

within this section relates to the technical technique of management plan. Eligility to use the

management plan technique is strictly controlled.

The Management Plan Technique shall only be considered where provided for in the development

eligibility statement for the relevant Environment and/or Policy Area. The Management Plan

Technique is available in the following Environment and/or Policy Areas:

a. Urban Transition Environment

b. Bulk Format Retail Environment (Precinct B)

Use of the Management Plan Technique outside these Environments and/or Policy Areas shall be a

non‐complying activity….

Management Plan Application

…MPT 2.5 Type of Consent

…Any proposed activity that does not comply with an approved Management Plan that has been

given effect to, is a non complying activity and will require resource consent approval under the

relevant District Wide, Environment and/or Policy Area provisions. This is a non complying activity if

not otherwise specified.…

MPT 2.8 Particular Matters

All applications for consent using the management plan technique shall be assessed against the

following particular matters: …

2. Bulk Format Retail Environment (Precinct B)

a. Those matters set out in Bulk Format Retail Environment chapter.

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Chapter 4 – Meaning of Words

Bulk Format Retail: Typically a collection of Standalone large retail stores (generally with a gross

floor area of more than 400m2 in size) 20-50,000m2 trading floor space in a cluster or retail node)

specialising in comparison shopping (i.e. items not obtained on a frequent basis). Typical tenants of

bulk format retail stores include trade suppliers (e.g. paint, catering, plumbing, hardware), yard

based (e.g. building supplies, garden centres, car sales), bulky comparison goods (E.g. whiteware,

furniture, office products, carpet, bedding), general merchandise (e.g. hypermarkets, discount

stores, homewares, factory outlet clothing stores).

Chapter 6 – Built Form and Development

…The table below identifies for each type of centre the typical commercial area and population

catchment that each centre is anticipated to serve:

Retail Type Retail Size and Function Appropriate Location

Typical District Plan Environment (Zone)

Bulk Format Retail

Standalone large retail stores of more than 400m

2 gross floor area in size,

specialising in:

Comparison shopping (i.e. items not obtained on a frequent basis).

Yard based (e.g. building supplies, garden centres, car sales).

Trade suppliers (e.g. paint, catering, plumbing, hardware supplies).

Bulky comparison goods (E.g. whiteware, furniture, office products, carpet, bedding).

General merchandise (e.g. hypermarkets, discount stores, homewares, factory outlet clothing stores).

Mainly car-borne customers.

Extensive retail offer (20-50,000m2 trading floorspace in a cluster or retail node).

Outer CBD

Marsden Point – Ruakaka town centre.

Business 2 ‘type’ or ‘sub Environment’ which allows for bulk format type retail activities.

3

Bulk Format Retail Environment.

Chapter 74 - Subdivision Rules - Business 1, 2, 3, 4, Town Basin, Marsden Point Port, Port Nikau, and Airport and Bulk Format Retail Environments 74.1 Introduction

This chapter contains subdivision rules for the Business 1, 2, 3, 4, Town Basin, Marsden Point Port,

Port Nikau, and Airport and Bulk Format Retail Environments. Additional subdivision rules are also

contained in the Esplanade Priority Areas rules (Chapter 61) and Financial Contributions (Chapter

80).

See Chapter 70.3 for a list of matters to which controlled is reserved. These apply to every

controlled activity mentioned in the rule table

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All rules apply to subdivision in all Business Environments, and the Town Basin Airport, and

Marsden Point Port and Bulk Format Retail Environments, unless otherwise stated.

74.3 Rule Table - Subdivision in Business 1, 2, 3, 4, Town Basin, Marsden Point Port, Port Nikau, and Airport and Bulk Format Retail Environments … Appendix 8a - Use, Storage and On-Site Movement of Hazardous Substances A8.3 Hazardous Facilities

A hazardous facility is a permitted activity if:

…b) The total Quantity Ratio for any Effect Group does not exceed the level stated below for the

Environment in which the activity is to establish:

Living 1, 2 and 3 0.025

Countryside and Coastal Countryside 0.5

Business 1, 3 0.15

Business 2 and Bulk Format Retail 0.4

Business 4 and Marsden Point Port 1.5

Airport 1.0

Open Space 0.1

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Report

Plan Change 130 - Section 32 Evaluation

Prepared for Whangarei District Council (Client)

By Beca Ltd (Beca)

27 May 2014

© Beca 2014 (unless Beca has expressly agreed otherwise with the Client in writing).

This report has been prepared by Beca on the specific instructions of our Client. It is solely

for our Client’s use for the purpose for which it is intended in accordance with the agreed

scope of work. Any use or reliance by any person contrary to the above, to which Beca has

not given its prior written consent, is at that person's own risk.

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Revision History

Revision Nº Prepared By Description Date

1 Perri Duffy Draft 31/03/2014

2 Ailsa Fisher Draft for internal review 3/04/2014

3 Ailsa Fisher Draft for client review 11/04/2014

4 Ailsa Fisher Final draft for client review 29/04/2014

5 Ailsa Fisher Issue for Council workshop 12/05/2014

6 Ailsa Fisher Issue for Council agenda 27/05/2014

Document Acceptance

Action Name Signed Date

Prepared by Perri Duffy

27/05/2014

Reviewed by Ailsa Fisher

27/05/2014

Approved by Rupert Hodson

27/05/2014

on behalf of Beca Ltd

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Table of Contents 1 Introduction .......................................................................................................... 1

2 Plan Change 130 – Bulk Format Retail Environment ......................................... 2 2.1 Background .................................................................................................................. 2 2.2 Description of Plan Change 130 .................................................................................. 2 2.3 Environmental Context ................................................................................................. 8 2.4 Research ...................................................................................................................... 8 2.5 Consultation ............................................................................................................... 17

3 Resource Management Act ................................................................................ 19 3.1 Part II .......................................................................................................................... 19 3.2 Section 32 .................................................................................................................. 20

4 Existing Zone Provisions of the District Plan ................................................... 22 4.1 Current District Plan Provisions Relevant to PC130 .................................................. 22

5 Policy Analysis ................................................................................................... 25 5.1 New Zealand Coastal Policy Statement .................................................................... 25 5.2 Northland Regional Policy Statement ........................................................................ 25 5.3 Northland Regional Plans .......................................................................................... 26

6 Resource Management Issues .......................................................................... 28

7 Objectives Evaluation Plan Change 130 Bulk Format Retail ........................... 29 7.1 Proposed Objectives .................................................................................................. 29 7.2 Evaluation of Objectives ............................................................................................ 29 7.3 Rezoning Open Space and Implications for the Purpose of the RMA ....................... 32

8 Potential Options to Achieve the Objective of the Plan Change ..................... 33 8.1 Overview of Options ................................................................................................... 33 8.2 Evaluation of Options ................................................................................................. 33 8.3 Recommended Option ............................................................................................... 35

9 Appropriateness of Provisions to Achieve Objectives .................................... 36 9.1 Effects ........................................................................................................................ 36 9.2 Assessment of Provisions .......................................................................................... 37

10 Conclusion .......................................................................................................... 42

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Appendices Appendix A – Proposed Plan Change 130 including Consequential Amendments

Appendix B – Economic Report

Appendix C – Landscape / Visual Assessment

Appendix D – Integrated Transport Assessment

Appendix E – Urban Design Assessment

Glossary of Terms and Acronyms Term/Acronym Meaning/Full Notation

BFR Bulk Format Retail

Okara Park The ‘greenfield’ site, former Old Boys Rugby Club

PC130 Proposed Plan Change 130

The Act Resource Management Act 1991

WDC Whangarei District Council

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1 Introduction

This Evaluation Report summarises the assessment of the Proposed Plan Change 130 (PC130)

and is undertaken in accordance with Section 32 of the Resource Management Act 1991 (the Act).

PC130 recommends the introduction of a new Environment (zone) to the Whangarei District Council

(WDC) Operative District Plan (the District Plan) to rezone land to Bulk Format Retail (BFR) to

guide the sustainable and cohesive future growth of the land.

This Plan Change involves making amendments to the relevant Environment map, the

establishment of new objectives, policies and rules for the BFR Environment (BFRE) and

consequential amendments to Chapter 4, Chapter 6, and the Management Plan Technique

Chapter. The proposed changes to the District Plan accompany this report as Appendix A.

Section 32 of the Act requires Whangarei District Council (WDC) to examine whether the proposed

provisions in PC130 are appropriate to achieve the purpose of the Act. This report contains detail

corresponding to the level of effects anticipated by the Plan Change.

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2 Plan Change 130 – Bulk Format Retail Environment

2.1 Background

The Act directs WDC to undertake a review of the provisions of the District Plan every 10 years.

WDC is undertaking a “rolling review” of its District Plan, the process of which is detailed in Chapter

2 of the District Plan.

In terms of prioritisation in relation to the rolling review, WDC’s philosophy is to prioritise identified

“areas of immediate change” over “areas of imperceptible change” or “areas of future change”.

“Areas of immediate change” are described as identifying opportunities and efficiencies to be

gained through development of the area(s) in question, providing for current needs and areas “out

of step” with existing rules.

The ‘greenfield site’ of Okara Park (being the former Old Boys Rugby Club and referred to here

forth as Okara Park), which is included in PC130, has been identified by WDC as an area of

immediate change and as such has been prioritised in the rolling review. The opportunity exists to

use the land more intensively and in a way that supports economic wellbeing and growth and good

urban form outcomes for Whangarei.

The full extent of the plan change is described in section 2.2 below.

2.2 Description of Plan Change 130

Currently the Whangarei District has no dedicated Environment for accommodating BFR activities.

Consequently BFR has been developed in an ad hoc manner across the District. PC130 seeks to

consolidate development of BFR activity by introducing an environment primarily dedicated to the

activity.

2.2.1 Description of BFRE

The BFR Environment provides for BFR activities that typically require a large scale footprint

(internal and/or external retail and commercial areas). The proposed Environment is located in the

Whangarei Outer CBD in the northern half of the block bounded by Port Road and Okara Drive (see

Figure 1). This incorporates existing BFR activities and zones 16.4ha (approximately) of land

currently zoned as Business 3, Business 4 and Open Space Environments to BFRE (see Figure 2

below). As discussed later in section 2.4.1, this location has been identified as suitable for BFR

activity.

Okara Park is zoned in the operative District Plan as “open space” but is not registered as a reserve

under the Reserves Act.

This Environment seeks to consolidate development of BFR activity by introducing an Environment

primarily dedicated to the activity. The Environment also seeks to reflect the current activity onsite

on the lower portion of the Environment where the Operative District Plan zoning may not

necessarily reflect this (e.g. parts of the lower portion are still zoned Open Space but have

established BFR activity under a resource consent process, such as the Warehouse, Briscoes and

Rebel Sports). As discussed later in section 6 there is no Environment in the Operative District Plan

that specifically provides for BFR.

The current land use environments subject to the re-zoning to BFRE are summarised as:

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Current Environment Existing Land Uses Include: Size of Environment (approx.)

Business 3 § Countdown;

§ Okara Park Shopping Centre;

§ Kmart (construction underway as at May 2014).

4ha

Business 4 § Marine and automotive services along Port Road;

§ IC Motor Group;

§ The Clearance Shed;

§ Opus Laboratories.

2.7ha

Open Space § The Warehouse;

§ Briscoes;

§ Rebel Sports;

§ Okara Park (Old Boys Rugby Club).

9.7ha

2.2.2 History of BFRE Area

This section sets out the most recent key land use history of the BFRE area.

a. Okara Shopping Centre

The land on which Okara Shopping Centre is located was the site of former glass manufacturers.

Okara Shopping Centre was established as part of a resource consent application.

b. Warehouse, Briscoes, Rebel Sports

The land that now houses the Warehouse, Briscoes and Rebel Sports was formerly the Cobham

(Cricket) Oval (which is now relocated to the southern junction of Port Road and Okara Drive). The

resource consent application associated with the development of the Warehouse, Briscoes and

Rebel Sports1 stated that:

As part of its strategic planning for major reserves and recreational facilities, the Council has reviewed the Cobham Oval Cricket and means by which an improved facility as home ground for Northland cricket could be achieved. The favoured solution is to develop a new… facility on Okara Drive and to sell the existing Cobham Oval facility for business development, and apply the proceeds to the development of the new international standard cricket facility.

The application (i.e. for business development) was granted resource consent and the retail stores

subsequently established onsite.

c. Okara Park

As previously noted Okara Park housed the former Old Boys Rugby Club. The decision to convert

the open space to retail development was made in 2009 and is detailed in section 2.4.2 below.

d. New Development along south-east of Port Road

1 District Plan Assessment and Assessment of Environmental Effects, Planning Network Services Ltd, 28 June

2001

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New retail was developed in 2008 between the Warehouse and Cobham Oval, notably IC Motor

Group which was followed by further retail development to the immediate north.

2.2.3 BFRE Precinct Plan

A precinct plan (refer Figure 1) has been developed for the BFR environment to guide development

and facilitate good urban design outcomes, notably to achieve:

n Provision of both pedestrian and vehicular connectivity;

n A quality retail environment;

n Built form that considers orientation and location in relation to the site’s attributes and public

amenity;

n Integration within adjacent BFRE;

n Low visual impact of elevated built form and signage on the cityscape.

The Environment has been split into Precinct A (lower site) and Precinct B (upper site) with some

parts of the BFRE chapter relevant to both Precincts or one Precinct only.

The rationale for having two Precincts is reflecting that Precinct B is undeveloped at the time of

development of PC130 and furthermore Precinct B is also located on elevated topography. As such

further controls have been identified as necessary for Precinct B to manage the potential adverse

effects of development that may not be relevant to Precinct A (e.g. landscape / visual effects as

discussed in section 2.4.4). Further controls include the requirement to prepare a management plan

before development can occur in recognition of the opportunity to provide a comprehensive, well

designed development. The BFRE seeks to provide for up to 20,000m2 of additional GFA in

Precinct B. Some of the key design features and outcomes sought by PC130 include:

n Restricting development to BFR activities with a small number of ancillary services (such as food

and beverage facilities);

n Provision of a through site link for vehicles and pedestrians;

n Promotion of urban design and landscape opportunities on the prominent site, particularly given

the prominence of Okara Park;

n Seeking a comprehensive planning approach for the undeveloped (Okara Park) Precinct B by

requiring a management plan to be in place prior to development.

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Figure 1 – Precinct Plan (NB: This is Figure BFR.1 from PC130)

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Figure 2: Existing District Plan Zoning excerpt (NB: Green – Open Space, Pink – Business 3,

Purple – Business 4)

2.2.4 Activities Provided For

a. Bulk Format Retail and Small Scale Food and Beverage Activities

This plan changes restricts future activities within the BFRE to BFR and small scale food and

beverage activities2:

n As part of the development of PC130 it was agreed with WDC that the primary purpose of the

Environment should be for BFR activities i.e. a “destination” for BFR. As such, other “destination”

retail, hospitality or food and beverage activities (e.g. restaurants, supermarkets, hotels, boutique

retail) should be avoided, as these activities would be more appropriate in the inner CBD.

Including these activities within the BFRE would detract from the primary purpose and intent of

2 Small scale food and beverage activities are defined in the plan change (for the BFRE only) as:

Premises serving food and/or beverages prepared for immediate consumption on or off the premises to the general public. It includes bakeries, lunch bars and cafes, but excludes restaurants, licensed premises and supermarkets.

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the Environment as well as adversely affecting the inner CBD (as discussed further in the

Economics Report in section 2.4.4);

n It was noted however that as part of BFR shopping that small scale food and beverage activities

would be suitable to provide for the amenity and comfort of visitors as these are not seen in

themselves as “destinations”;

n Therefore it was agreed that small scale food and beverage activities should be provided at a

level which would maintain their supporting role to BFR onsite without significantly adversely

impacting the inner CBD.

The key activity that currently operates within the BFRE that is not provided for in future

redevelopment (unless protected by existing use rights – see section 2.2.4 below) is general retail

that does not fit in the definition of BFR. This distinction was made in order to remain consistent

with the policy direction of Chapter 6 (see section 2.4.1) which identifies the inner CBD as being

appropriate for such retail, and to focus this Environment on BFR. This distinction will help to avoid

economic effects on inner CBD which has the potential to detract from the inner CBD’s urban form,

amenity and function. Again this is discussed further in the Economics Report – refer section 2.4.4.

b. Ratio of Activities within the BFRE

Within PC130 there is a restriction on small scale food and beverage activities, being a maximum of

5% GFA per Precinct. The reason for restricting the activity to this level is as follows:

n The Economics Report (see section 2.4.4) modelled a number of scenarios for Precinct B on the

basis of a total GFA of 20,000m2. Each scenario varied the type and size of retail activities to

total 20,000m2 GFA, and assessed the economic effects of each scenario. Scenario 1 (being a

combination of 19,000m2 of BFR and 1,000m

2 of hospitality activity) was recommended as the

option which would not have significant adverse effects on the inner CBD.

n For the reasons given above in subsection (a) “destination” hospitality was not considered

desirable to locate within the BFRE and as such it was determined that no more than 1,000m2

(or 5%) of total GFA within Precinct B could be dedicated to small scale food and beverage

activity, and no less than 19,000m2 (or 95%) of total GFA within Precinct B be dedicated to BFR.

n A high level survey was undertaken (desk top based with a site visit) to determine the existing

ratio of BFR within Precinct A to other uses. Existing uses were noted onsite and indicative

GFA’s calculated using WDC’s GIS website (to measure size of buildings) and the existing

resource consent for the Warehouse development. From this high level survey the existing uses

were calculated as being BFR (approximately 80% GFA), small format retail (approximately 5%

GFA), a supermarket (approximately 11% GFA), private consultancy firms/ offices (approximately

2% GFA) and food and beverage (approximately 2% GFA). As such it was determined that a

ratio of 95:5 for BFR: small scale food and beverage would also be appropriate for Precinct A.

n The plan change, by not providing for small format retail, private consultancy firms/offices or

supermarkets3 will in effect have a ‘sinking lid’ policy on these uses in that if the use is

discontinued, it can only be replaced with BFR or small scale food and beverage activities. It is

considered that a reduction in the other activities would likely support the viability and vitality of

the inner CBD.

3 These existing uses are protected by existing use rights as discussed in section 2.2.4

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c. Redevelopment in Precinct A

Any development within Precinct B must be undertaken after a Management Plan has been

submitted and approved by WDC. This process (within PC130 encourages the developer to

promote good urban design within the currently undeveloped precinct.

Given Precinct A is already largely developed (notwithstanding future re-development of existing

buildings or car park areas) it was determined that a different approach would be required to

encourage and promote good urban design outcomes within Precinct A in line with future

redevelopment. As such it was decided to link urban design outcomes for the precinct with any

demolition and construction of new buildings by requiring a discretionary resource consent to

undertake such an activity. This rule recognises the potential to improve onsite amenity as part of a

redevelopment as this form of large scale development would likely require redevelopment of

adjacent car parking and public areas. Policies of relevance include building form and frontages,

and onsite circulation of pedestrians.

Refitting existing buildings is unlikely to result in the need for exterior building and/or circulation

amendment and therefore this does not require consent.

Given the types of activities provided for onsite as part of the plan change, no height limit was

considered necessary for Precinct A.

2.2.5 Existing Use Rights

There may be some activities that are currently in operation within the PC130 area and do not

comply with the PC130 BFRE rules. Such operations are protected by existing use rights.

Section 10(1)(a) of the RMA enables land to be used in a manner that contravenes the rules in a

District Plan if either:

n (i) the use was lawfully established before the rule became operative or the proposed plan was

notified; and

n (ii) the effects of the use are the same or similar in character, intensity, and scale to those which

existed before the rule became operative or the proposed plan was notified.

This means all existing uses of the land can continue; however PC130 promotes any future

development within the site to be predominantly of a BFR nature with supporting activities such as

food and beverage.

2.3 Environmental Context

The sites subject to PC130 (“the site”) are located in Whangarei District just outside of the inner

CBD. The site is bound by Okara Drive, Port Road and Toll Stadium/Cobham Oval (refer Figure 1)

and is approximately 16.4ha in size.

The lower portion site is generally flat and currently occupied by a variety of retail and commercial

operations, from small retail shops through to BFR operators (e.g. Warehouse, Briscoes, Rebel

Sports, car yards), a supermarket and light industrial uses (e.g. mechanics), with supporting office

space. The upper portion of the site currently contains a number of rugby fields. As such the main

portion of the site is flat but with steep slopes to access this area.

2.4 Research

In order to draft PC130, review of current WDC policy documents as well as additional research has

been undertaken. This is set out in the following subsections of section 2.4.

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2.4.1 WDC Policy Documents

a. Whangarei Growth Strategy – Sustainable Futures 30/50

The Whangarei Growth Strategy – Sustainable Futures 30/50 seeks to manage projected growth in

a sustainable manner, being managed, consolidated development based on a five tier settlement

pattern:

n Whangarei City (primary district and regional urban centre);

n Satellite town at Marsden Point/Ruakaka;

n Urban villages in greater Whangarei;

n Rural and coastal growth nodes; and

n Rural and coastal villages.

Within Whangarei City the Whangarei Growth Strategy seeks to increase business land area from

approximately 350ha in 2006 to 530ha in 2061.

As previously noted PC130 will provide an additional 5.5ha (approximately) of “business” zoned

land in Whangarei City.

b. Whangarei Urban Growth Strategy

The Whangarei Urban Growth Strategy seeks to manage growth of residential and business land

within the urban environment over a 20 year period. The Urban Growth Strategy notes that a key

issue is the fragmentation of the city centre through sporadic commercial development, with

objectives and policies aiming to consolidate and develop the CBD. The Urban Growth Strategy

philosophy is that of a central business district with a strong centre, (CBD core), and periphery,

(outer CBD), that provides the majority of business, commerce, and retailing for the District and

Region.

c. Whangarei District Plan – Chapter 6

Chapter 6 – Bulk Form and Development of the District Plan is the statutory interpretation of the

Whangarei Urban Growth Strategy. Chapter 6 provides the strategic context and vision for urban

form and development in Whangarei. The strategy notes three key principles for growth, being infill

development, transition and contiguous development. The vision is based on a ‘centres based’

approach and seeks a high density, mixed use CBD with an inner and outer core providing for the

majority of business, commerce and retail for the District and wider Northland.

The Inner CBD has been identified as an appropriate location for general merchandising retail such

as shopping centres and supermarkets.

The Outer CBD has been identified as an appropriate location for BFR (as well as at Marsden Point

– Ruakaka town centre). This type of land use has been compared to Business 2 zones (although

Chapter 6 notes that Business 2 does not specifically provide for BFR).

Policy 6.4.6 of the District Plan supports proposals for BFR in the outer CBD (and Marsden Point –

Ruakaka town centre). The supporting explanation to the Policy notes that yard based retail and

bulk retail are more suitably located outside the inner CBD and restricted from secondary suburban

nodes and local centres. Due to the nature of the activity large building footprints, servicing and car

parking areas are required and these activities have the potential to compromise pedestrian or

residential amenity values. It is noted that while the policy framework of Chapter 6 provides this

direction, the commercial zoning (i.e. Business Environment) framework does not specifically

provide for BFR and this has been identified as a gap in the framework.

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This Environment seeks to give effect to the vision for Whangarei’s urban development as outlined

in Chapter 6: Built Form and Development. Importantly, Chapter 6 seeks to provide for a high

density, mixed use CBD core and a hierarchy of nodes with different categories of retail activity.

Notably, Chapter 6 seeks to locate bulk retail developments in the outer CBD. This Environment

provides such a location.

2.4.2 Change of Land Use for Okara Park

In 2009 WDC proposed to dispose of Okara Park to redevelop as a retail site (following an offer

from a developer to buy the site). Agenda item 6: Proposed Property Disposal – Old Boys (19

October 2009) summarises the public consultation process undertaken and the three options

considered for the site as well as considering the loss of recreational space if the site was

redeveloped. The purpose of the agenda item was to provide information to WDC before a decision

was made whether to proceed with the proposed disposal.

The findings of the agenda item are summarised below.

a. Consultation

Whilst Okara Park is not held as reserve, in 2009 WDC undertook consultation following the same

statutory process for the disposal of reserve land. First WDC undertook consultation with identified

potentially affected parties and secondly through public notification including a public meeting. WDC

received 87 submissions, of those:

n 30 submissions were in support or support in part;

n 54 submissions were opposed;

n 3 submissions were neutral.

Comments received and WDC’s subsequent response is discussed below (this is also discussed in

the agenda item 6 mentioned in subsection (a) above).

n Cultural – comments related to the impact on iwi, including on their active Treaty claim,

contravention of the Treaty of Waitangi and infringing sovereign rights and a recommendation for

a Whanau Ora Impact Assessment:

– WDC obtained legal advice confirming the land was not purchased under the Public Works

Act and was not owned by the Crown and therefore cannot be part of a Treaty claim.

n Open Space – comments related to use of the land, provision of alternative open spaces and

facilities, a potential shortage of recreation facilities and amenity as a result of growth,

enhancement of Cobham Oval and allocation of proceeds:

– WDC subsequently worked with Old Boys to find a future site (Pohe Island) and alternative

sites are proposed for medium to long term recreation provision.

n Economic – comments related to effects on the CBD retail stores, lack of certainty of site

development, suitability for big box retail of this site versus other sites, traffic and parking,

economic benefits from revenue and increased employment opportunities:

– WDC’s response includes the benefits of consolidation of retail activity as opposed to current

unmanaged ad hoc development and the commissioning of an economic assessment to

ascertain effects on the wider District, as detailed in section 2.4.4a below.

n Environmental – comments relate to negative effects (particularly sewerage) and climate change

effects:

– WDC noted that environmental effects would be considered under RMA processes.

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n Procedural/Policy – comments include concerns at the process, open tender preferred

mechanism for sale, issue of ownership and long term strategic nature of land and consistency

with Whangarei 20/20 Strategy for preservation of the CBD:

– WDC’s response included outlining the sale process (which included a media release and

press conference outlining no decision would be made without public consultation) whilst an

open tender could lead to a higher price, the offer on the table at time of consultation was

higher than the figure provided in an independent valuation and the likelihood of the sale

being completed (at time of consultation) was high. WDC undertook extensive research on

the issue of ownership prior to the sale of the Warehouse land in 2002 and confirmed that the

land was independent of the Public Works Act and the Crown. The changes seek to manage

ad hoc development by enabling consolidation of retail.

b. Options for the Land

Three reasonably practicable options were considered and reported on, being:

n Retain or enhance the land for recreational use:

– This option was identified to have significant adverse financial impacts as at the time the

proceeds of the property disposal was intended to provide funds for roading projects. If this

did not occur, then other options were to sell other properties or to raise debt. The agenda

item indicates that this is not desirable.

n Develop the land prior to sale by WDC or in partnership with a developer:

– As noted the primary aim of the sale would be to release funds for infrastructure

development, and as such the development of the land by WDC would not enable this to

occur. The development costs would also have to be raised. In addition a number of

financial, reputational, operational and commercial risks were noted in regard to developing

the site. This option was not considered a viable course of action.

n Sell the land:

– This option would allow for the direct injection of funds for WDC to use in infrastructure

projects and would be the most straightforward option (instead of developing the land first).

The agenda item considered both private treaty or open market processes and noted that the

private treaty process would enable non-financial benefits to be achieved.

c. Potential for Reduced Recreational and Amenity Values

The agenda item discussed the potential for reduced recreational and amenity values in the District.

It noted that practically the ground has little use apart from scheduled sports events and it was

considered that there is a minimal loss of recreational value if the site was developed, given the

extent of informal and passive recreational facilities in Whangarei, and the lack of pedestrian access

to Okara Park. It is also noted that WDC prefer to develop facilities in residential areas that are

accessible to the community, clubs and schools.

Proposed development at a number of sites throughout Whangarei was identified as offsetting the

loss of the two fields (e.g. Kensington Park, Pohe Island, Tikipuna, Onerahi and Springs Flat).

d. WDC Decisions

From the agenda item 6 the following recommendations (of key relevance) were made:

Council resolves that:

1. The options available to it with respect to the land parcels known as “the Old Boys site” comprising 5.8111 hectares more or less and being:

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a. All lot 1 DP 131686 comprised in CFR NA77A/710; and

b. part lot 3 DP 208275 being part of the land in CFR 110705 and being the area marked as Lot 1 on the Proposed Subdivision at Okara Drive attached as Attached 5 to the report of Council’s Group Manager Support Services dated 21 October 2009 are:

i. retention of the status quo;

ii. developed by Council;

iii. sale.

2. As to option (i) usage of the Old Boys site as an open space / sports ground is relatively low and there are greater priorities and preferred sites for sports ground development particularly in residential areas.

3. As to option (ii) commercial development of the Old Boys site by Council is not appropriate.

4. As to option (iii) the “Old Boys” site is surplus to requirements and available for disposal and sale by private treaty is preferable to a tender process given the quantum of the BWH offer available in relation to the valuation of the land.

5. …

6. …

7. The report of Council’s Group Manager Support Services dated 21 October 2009 and his identification of the reasonably practicable options and assessment of those options in terms of s77 of the Local Government Act 2002 (attachment 4 to this report) are adopted.

8. Having considered all matters raised during the consultation process and having considered all submissions, both written and those presented orally, and in particular those relating to Cultural, Open Space, Economic, Environmental and Procedural / Policy Considerations the Old Boys site be sold generally on the terms outlined in the offer received from BWH Properties Limited.

9. …

10. …

At the WDC meeting on 29 October 2009 the above motions 2, 3, 4, 7 and 8 were carried.

e. Conclusion on Change of Land Use

On the basis of the previous analysis, consultation and subsequent decisions made by Council, it is

concluded that robust consideration of the land use change for Okara Park has been undertaken

which has preceded the development of this plan change. Therefore the justification for the land

use change has not been further considered in this report.

2.4.3 Enabling Earthworks

In 2012 resource consent was obtained from the Northland Regional Council to undertake

400,000m3 earthworks at Okara Park. The site currently has an elevation of approximately 21m

rising to a maximum of 24m. The consent enables excavations across the site to an average height

of 13m. It is likely the consent will be implemented in some form at the time of any future

development of the site to provide for suitable building platforms. This means that the finished

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ground levels will likely be much lower than what is currently there (and as noted under section

2.4.4 below will assist with offsetting potential adverse visual effects from any future works).

It is noted that should this resource consent lapse or else not be used, then the developer would

need to comply with the earthworks provisions of the Northland Water and Soil Plan or seek a new

resource consent for the necessary earthworths.

2.4.4 Technical Reports Undertaken as part of PC130

Whangarei District Council has commissioned a number of technical experts to analyse the

appropriateness of PC130. These reviews have informed the precinct plan and provisions of

PC130. The technical reviews are briefly addressed below.

a. Economics Report (Market Economics)

Market Economics undertook an economic assessment to review the potential economic effects of

providing additional commercial land (in the form of a dedicated Environment for BFR activity in a

consolidated outer CBD location), on the existing retail precincts in Whangarei District (refer

Appendix B).

Market Economics developed a model which defined a number of Whangarei retail precincts to

determine the retail trade competition impacts arising from the plan change in order to assess the

economic effects of the plan change. Three scenarios were tested at the plan change site in which

different ratios of selected retail types were chosen (based on a maximum gross floor area of

20,000m2). These retail types were a combination of BFR4, speciality / small format retail (SFR),

hospitality and food and grocery and commenced in 2018. An alternative location for the 20,000m2

GFA BFR was modelled at Gumdigger Place / Rewarewa Road and Southdale as well. Cumulative

effects of the plan change were modelled taking into account the consented development at

Southdale with 7,500m2 GFA with both areas developing to their full potential at the same time.

The results of the modelling are summarised below and are in full in Appendix B.

n Scenario 1 – LFR dominated:

– Increase in retail sales of $48m for the outer CBD area.

– Impact on inner CBD (-8%), with 8 - 9 years required to offset the impact from the

development.

– Above average impacts for four precincts in the outer CBD of -17% to -26% however they

account for 0.2% - 2.9% of outer CBD retail sales so are not considered significant in terms of

the retail role of the outer CBD in its entirety (notwithstanding potentially significant impacts

on the precincts themselves).

– Impacts on Gumdigger Place / Rewarewa Road and Southdale are relatively high at -21%

combined but the degree in which the impacts result in reductions in function / social amenity

are of less concern given that amenity in such centres are not high compared to traditional

centres.

– Small impacts anticipated for suburban, local and minor centres because of a lack of direct

trade competition.

n Scenario 2 – split small format retail / BFR:

4 Note: The report uses the term ‘Large Format Retail’ and explains the difference in terminology between

Large Format Retail and BFR. For the purposes of this report the two terms are used interchangeably.

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– Increase in retail sales to $97m for the plan change area

– Higher impacts on inner CBD (-15%), with 17 - 18 years required to offset the impact from the

development.

n Scenario 3 –SFR dominated:

– Increase in retail sales to $102M for the plan change area

– Greatest impacts on inner CBD (-16%), with 18 - 19 years required to offset the impact from

the development.

n Scenario 4 – Alternative Location at Gumdigger Place / Rewarewa Road and Southdale

– Impacts on the inner CBD is similar to Scenario 1.

– Impact on the outer CBD with a reduction of -9%.

– 13% total retail sales in the District on the edge of the urban area compared to 6% currently.

This would not support good urban design outcomes requiring further distances to travel and

reduce likelihood of multi-stop trips (e.g. that combine inner and outer CBD trips) due to the

greater distance between destinations.

n Scenario 5 - Cumulative Effects

– Impacts on the outer CBD are +7% with Gumdigger Place / Rewarewa Road and Southdale

increasing their market share.

– Impacts on inner CBD (-11%), with 11 – 12 years required to offset the impact from the

development.

– Small impacts anticipated elsewhere because of a lack of direct trade competition.

Summary

Impacts on the inner CBD and other existing centres are not expected to result in unsustainable

flow-on effects on the amenity provided by the inner CBD and other existing centres from the

development of the plan change. ME recommends that the provisions only allow a small amount of

hospitality floor space to complement a predominantly BFR development. SFR is recommended to

be discouraged or prohibited because of potential effects on the CBD.

b. Landscape / Visual Technical Report (Simon Cocker Landscape Architecture)

Simon Cocker Landscape Architecture has undertaken a Landscape / Visual Assessment for the

(upper) site and considered the potential landscape / visual effects from a number of receivers who

have visibility of the site (refer Appendix C).

The assessment notes that the site (Precinct B) is visible from an extensive catchment given the

existing hill is some 21m in height at present and ranges from a minor element dominated by

surrounding built development to a green ‘buffer’ between residential areas of Morningside and

development within Okara Park and Port Road.

The assessment considers landscape effects and visual impacts. These are differentiated as

follows:

n Landscape effects take into consideration physical effects to the landscape and the potential

changes in landscape values, landscape character and amenity values as well as natural

character.

n Visual impacts are considered to constitute an intrusion into, or change to an existing view, with

the significance of the impacts – the effects – measured as the bearing of that impact upon

identified viewing audiences.

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In regard to landscape effects the assessment concludes that the majority of potential viewers will

experience low impacts. Those viewers in the south and southwest of the site (i.e. Morningside)

may experience moderate effects.

In regard to visual impacts the assessment concludes that (without mitigation in place) the potential

effects are generally low – moderate, in that the development may form a notable change within the

landscape but does not detract from the quality of the scene. For those Morningside residents on

the lower slopes with direct views to the site the visual effects are considered high, (or significant) in

that there is an apparent change to the scene that affects the overall character of the landscape.

To mitigate these effects the assessment recommended:

n Lower height limits;

n Comprehensitve landscaping to ‘screen’ buildings and car parking to soften the dominance of

built form;

n ‘False cut’ above Okara Drive to screen buildings with a bund

n Consider a set back requirement;

n Orientate buildings to the north.

Following this initial assessment SCLA has been involved in the development of provisions for the

plan change including landscaping and bulk / location rules and the precinct plan based on their

assessment and recommendations.

In addition the Landscape technical expert provided further advice particularly around the

recommended height and setback rules by modelling a number of scenarios of varying height limits

and setback angles.

c. Integrated Transport Assessment (Traffic Design Group)

Traffic Design Group have undertaken an Integrated Transport Assessment for the site to assess

the potential impacts on the transport network (vehicular, pedestrian and cyclist) from PC130 (refer

Appendix D). The results are summarised below.

n Transport Network:

– Effects on the transport network of Whangarei were developed through a model and used an

increase in GFA at precinct B of 20,000m2 GFA. This demonstrated approximately

1.1trips/100m2 in the AM Peak hour, 3.6trips/100m

2 in the PM peak hour and 3.1trips/100m

2

in the inter peak hour. An estimated 5.9trips/100m2 was applied for Saturday peak period.

Traffic flows between the existing level of development and future level of development (with

an additional 20,000m2 GFA of retail space) does not create severe adverse effects or

changes to the network. In regard to the operation of nearby intersections it is noted that

some intersections experience an increase in congestion but nothing significant.

n Okara Drive Roundabout:

– The model also assessed the potential effects on the operation of the Okara Drive

roundabout with an additional ‘leg’ into the site. The model showed that the new access can

operate efficiently and achieve a satisfactory level of service. The new ‘leg’ can also be

designed to meet safety standards.

n Port Road Access:

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– As a standard “T” intersection the model showed that the new access can operate efficiently.

However at present the sight distances are limited by on-street parking and vegetation and do

not meet the required sight distances for a collector / arterial road5.

– This can be mitigated by the removal of 2 – 3 on-street car parks and vegetation.

n Single Access from Okara Drive:

– The model results showed that there is little difference to the transport network if one or two

accesses were created into the site. All intersections were able to operate within an

appropriate level of service. However the assessment concludes that two access points are

preferred to better distribute traffic to the local road network and provides resilience for the

site.

The assessment concludes that the development of precinct B can be undertaken with minor effects

on the function, capacity and safety of the transport environment.

The assessment recommends that a detailed traffic assessment be undertaken as part of future

development i.e. the Management Plan to design safe and efficient access to the precinct. This is

reflected in PC130.

d. Urban Design Assessment (Beca)

Beca has undertaken an Urban Design assessment for the site and provided guidance on key

urban design principles to be incorporated into PC130 (refer Appendix E). As part of this work a

precinct plan was developed for the site which is included as part of PC130.

The assessment considers the weaknesses and constraints as well as strengths and opportunities

of the site from an urban design perspective. Weaknesses / constraints include lack of pedestrian

amenities, steep gradients, and potential to detract from Toll Stadium views. Strengths /

opportunities include walkway extensions and connections, high amenity spaces and improve active

frontages / street facing built form.

Potential urban design effects of the plan change include:

n Opportunity to maximise development intensity and create a unique destination;

n Effects of vehicular travel and car parking on pedestrian and cycle users;

n Negative visual impacts of development.

The assessment recommended a number of principles to be incorporated into the plan change that

related to the entire plan change area or just precinct B. In summary principles related to:

n Pedestrian circulation and connections (within and to/from the site);

n Active facades and building orientation;

n Car park design and location;

n Planting and areas of public amenity;

n Use of building materials;

n Lighting;

n Stormwater.

5 Port Road is currently classified as a local road but with the opening of the Te Matau ā Pohe Bridge recent

volumes are more in keeping with a collector or arterial road.

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Following this initial assessment Beca (Urban Design) has been involved in the development of

provisions for the plan change including landscaping and bulk / location rules and the precinct plan

based on their assessment and recommendations.

In addition the Urban Design technical expert provided further advice particularly around the

recommended height and setback rules by modelling a number of scenarios of varying height limits

and setback angles.

2.5 Consultation

Consultation has been undertaken with iwi, directly affected landowners, some directly affected

tenants and internal Council departments that may be affected by PC130. Details of consultation

undertaken are summarised in the following sections.

2.5.1 Iwi

WDC have met with Te Parawhau (the local iwi representatives) to discuss this project. There were

no significant issues or barriers raised in regard to PC130 however iwi raised concerns about:

n The proposed access from the Porowini Ave roundabout being unsafe for truck movements:

– The Roading department at WDC have noted the roundabout has a standard crossfall of 3%

and has been safely designed and constructed. Excessive sideways thrusting is likely to be

caused by excessive speed;

n Their wish to monitor earthworks in the early stages of development:

– An accidental discovery condition has been placed on the existing earthworks resource

consent (condition 20) in the event of archaeological sites or koiwi being uncovered. This

condition requires consultation with the NZ Historic Places Trust (NZHPT) and local iwi and

halts work in the area of discovery until approval is obtained from NZHPT.

n Noted there is a treaty claim over the land:

– It is noted that there is no s27B memorial registered against the title (under the State Owned

Enterprises Act 1986);

– Notwithstanding, should a claim be made over the land, case law has established that the

treaty claims process is separate to the RMA process and both can be undertaken

concurrently and separately;

– As such this matter is not considered or commented on further in this report.

2.5.2 Landowners

Current landowners of the sites proposed to be included within the Plan Change area were

contacted via phone to introduce PC130 in late 2013 / early 2014. This was followed by a letter and

subsequent phone call in March / April 2014 to update them on the process. Meetings were

undertaken with the landowners if they wished to discuss further.

Landowners consulted through this process were the following parties:

n Okara Park Land Ltd;

n The Warehouse;

n Northland Regional Council;

n IC Motor Group;

n Hansen Products;

n Bert and Berness Halvorson.

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The following general comments / queries were received from the landowners:

n How the plan change may affect their current operations;

n How the plan change may affect future development;

n Whether the plan change would provide for heavy industry or not (the feedback received

indicated they did not want heavy industry activities occurring on site).

In general the landowners felt neutral / positive about the plan change.

2.5.3 Tenants

Key tenants on site (being Briscoes / Rebel Sports) were contacted to introduce the project in a

similar way to the Landowners above. Kmart was also contacted when it became apparent they

were to relocate to Okara Shopping Centre.

To date no major issues have arisen from the tenants.

Okara Park was the home to the Old Boys Rugby Football Club. The Old Boys Rugby Football Club

will be leaving the site in the near future to relocate to Pohe Island (as part of the planning of Pohe

Island aspirations were identified to introduce more recreational activity to the site). This decision

was made based on earlier consultation between WDC and the Club and results in Okara Park

being free, surplus Council land. The relocation of the rugby fields and club rooms is included in the

Reserve Management Plan (2013) for William Fraser Memorial Park on Pohe Island.

2.5.4 Internal Council Departments

Consultation has been undertaken with WDC’s Stormwater, Wastewater and Roading departments

to understand the capacity of the existing infrastructure network and the potential to accommodate

the land use changes anticipated by PC130. The teams were also provided with the draft plan

change for their comment.

In general it is noted that the infrastructure network can accommodate increased development

onsite.

2.5.5 Community

As part of previous consultation processes (e.g. refer to section 2.4.2) the change of use of Okara

Park has been discussed publicly. In regard to the development of PC130 no public consultation

has been undertaken however this will be undertaken as part of the statutory process for the

processing of PC130 (e.g. including public notification, submissions/further submissions and the

hearing process).

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3 Resource Management Act

3.1 Part II

District Plans, and therefore Plan Changes, are required by the Act to meet the purpose and

principles of the Act. Section 5 of the Act identifies the purpose of the Act. Sections 6 through 8

outline the principles identified as means to meet the purpose of the Act. These sections relate

specifically to persons exercising functions and powers under the Act.

Section 7 of this report analyses the proposed objectives against Part II of the Act.

3.1.1 Section 5

Section 5 of the Act identifies the purpose of the Act is ‘to promote the sustainable management of

natural and physical resources’. This is defined in the Act as:

“…managing the use, development, and protection of natural and physical resources in a way, or at a rate, which enables people and communities to provide for their social, economic, and cultural well-being and for their health and safety while—

(a) sustaining the potential of natural and physical resources (excluding minerals) to meet the reasonably foreseeable needs of future generations; and

(b) safeguarding the life-supporting capacity of air, water, soil, and ecosystems; and

(c) avoiding, remedying, or mitigating any adverse effects of activities on the environment.”

3.1.2 Section 6

Section 6 of the Act sets out matters of national importance that must be recognised and provided

for. Section 6 matters of national importance are:

(a) the preservation of the natural character of the coastal environment (including the coastal marine area), wetlands, and lakes and rivers and their margins, and the protection of them from inappropriate subdivision, use, and development:

(b) the protection of outstanding natural features and landscapes from inappropriate subdivision, use, and development:

(c) the protection of areas of significant indigenous vegetation and significant habitats of indigenous fauna:

(d) the maintenance and enhancement of public access to and along the coastal marine area, lakes, and rivers:

(e) the relationship of Maori and their culture and traditions with their ancestral lands, water, sites, waahi tapu, and other taonga:

(f) the protection of historic heritage from inappropriate subdivision, use, and development:

(g) the protection of protected customary rights.

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3.1.3 Section 7

Section 7 of the Act identifies Other Matters for which particular regard shall be given. Section 7

matters are:

(a) kaitiakitanga:

(aa) the ethic of stewardship:

(b) the efficient use and development of natural and physical resources:

(ba) the efficiency of the end use of energy:

(c) the maintenance and enhancement of amenity values:

(d) intrinsic values of ecosystems:

(e) [Repealed]

(f) maintenance and enhancement of the quality of the environment:

(g) any finite characteristics of natural and physical resources:

(h) the protection of the habitat of trout and salmon:

(i) the effects of climate change:

(j) the benefits to be derived from the use and development of renewable energy.

3.1.4 Section 8

Section 8 of the Act requires the principles of the Treaty of Waitangi to be taken into account.

3.2 Section 32

The table below outlines the requirements of Section 32 of the RMA and identifies which section of

this report responds to that requirement.

Table 3.1 – Cross Reference to relevant sections addressing specific Section 32 matters

Section 32 Sub section Report Ref

1 An evaluation report required under this Act must—

(a) examine the extent to which the objectives of the proposal being evaluated are the most appropriate way to achieve the purpose of this Act; and

(b) examine whether the provisions in the proposal are the most appropriate way to achieve the objectives by—

(i)identifying other reasonably practicable options for achieving the objectives; and

(ii)assessing the efficiency and effectiveness of the provisions in achieving the objectives; and

(iii)summarising the reasons for deciding on the provisions; and

(c) contain a level of detail that corresponds to the scale and significance of the environmental, economic, social, and cultural effects that are anticipated from the implementation of the proposal.

32(1)(a) – Section 7

32(1)(b)(i) – Section 8

32(1)(b)(ii) and (iii) – Section 9

32(1)(c) – Section 32 report in entirety

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Section 32 Sub section Report Ref

2 An assessment under subsection (1)(b)(ii) must—

(a) identify and assess the benefits and costs of the environmental, economic, social, and cultural effects that are anticipated from the implementation of the provisions, including the opportunities for—

(i) economic growth that are anticipated to be provided or reduced; and

(ii) employment that are anticipated to be provided or reduced; and

(b) if practicable, quantify the benefits and costs referred to in paragraph (a); and

(c) assess the risk of acting or not acting if there is uncertain or insufficient information about the subject matter of the provisions.

32(2)(a) – (c) – Section 9

3 If the proposal (an amending proposal) will amend a standard, statement, regulation, plan, or change that is already proposed or that already exists (an existing proposal), the examination under subsection (1)(b) must relate to—

(a) the provisions and objectives of the amending proposal; and

(b) the objectives of the existing proposal to the extent that those objectives—

(i)are relevant to the objectives of the amending proposal; and

(ii)would remain if the amending proposal were to take effect.

Section 4

4 If the proposal will impose a greater prohibition or restriction on an activity to which a national environmental standard applies than the existing prohibitions or restrictions in that standard, the evaluation report must examine whether the prohibition or restriction is justified in the circumstances of each region or district in which the prohibition or restriction would have effect.

Not applicable to this plan change

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4 Existing Zone Provisions of the District Plan

Section 32(3) of the RMA sets out what needs to be considered if a proposal amends an existing

plan. When evaluating whether the new provisions achieve the objectives, the evaluation must

include the new objectives and any objectives that remain and are relevant from the existing

standard, statement, plan, change or regulation.

4.1 Current District Plan Provisions Relevant to PC130

4.1.1 Environments Onsite

The current Environments that are represented in the site area are Open Space, Business 3 and

Business 4. A summary of these Environments are noted below.

Open Space Business 3 Business 4

Summary Open space covers land owned by WDC, Department of Conservation and other organsiations for recreational and conservation purposes.

Business 3 environments are located outside the CBD and business areas, near Living Environments. As such the Environment aims to be sensitive to those Living Environments and to provide for building forms appropriate to suburban locations.

Business 4 is provided for heavy industry activities and as such has higher threshold levels in regard to environmental matters.

Activities generally provided for

§ Recreation and conservation activities

§ Local centre retail

§ Supermarkets

§ Shopping centres

§ Heavy industry

Relevant objectives No objectives are relevant to the outcomes sought by PC130

As per Chapter 6 As per Chapter 6

4.1.2 Other Chapters of Relevance to PC130

Other chapters of relevance to PC130 are Chapter 5 – Amenity Values, Chapter 6 – Built Form and

Development, Chapter 8 – Subdivision and Development, Chapter 22 – Road Transport and

Chapter 40 - Business 2 Environment Rules (given that BFR land uses have been compared to

Business 2).

Summary Activities generally provided for

Relevant objectives

Chapter 5 – Amenity Values

Policy chapter (i.e. no rules) that set out the exptected amenity values for each type of environment in the District Plan (e.g. Living / Business / Countryside etc). For this BFRE (being a Business Environment) the chapter notes that amenity values

Not applicable for this chapter (no rules).

5.3.1, 5.3.2, 5.3.5

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Summary Activities generally provided for

Relevant objectives

vary in business chapters given the range of activities that may occur but are still important given many people spend large proportions of their day in these areas.

Chapter 6 – Built Form and Development

Policy chapter (i.e. no rules) that detail the vision for the urban form of Whangarei, based on urban consolidation and a ‘centres-based’ approach to growth, otherwise known as “beads on a string”. A key focus of the vision is the CBD, with strong inner and outer centres.

Not applicable for this chapter (no rules), however BFR is noted as appropriate in the outer CBD.

6.3.1, 6.3.9, 6.3.10, 6.3.18

Chapter 8 – Subdivision and Development

Policy chapter (i.e. no rules) that sets out the policy around preserving and protecting the environment from inappropriate subdivision and development (in accordance with s6 of the RMA). This includes avoiding conflicts between incompatible activities and providing for appropriate infrastructure servicing of subdivision and development.


8.3.1, 8.3.2, 8.3.5

Chapter 22 – Road Transport

Policy chapter (i.e. no rules) that details the policy to provide for an effective transport system while addressing its environmental impacts.


22.3.3

Chapter 40 - Business 2 Environment Rules

Business 2 provides for a wide range of business and light industrial areas on the fringes of the CBD.

§ Bulk format retail6

§ Small retail and offices (less than 300m3 GFA)

§ Business and light industrial on the fringes of the CBD

As per Chapter 6.

4.1.3 Comment in Relation to PC130

There are a number of relevant policy chapters in the District Plan, being Chapter 5, 6, 8 and 22..

Business 2, 3 and 4 Environments do not have separate objectives and therefore the objectives of

these policy chapters are relevant to these Environments. It is noted that PC130 is consistent with

the relevant objectives of chapters 5, 6, 8 and 22 and will give effect to their directions, particularly

in regard to Chapter 6 (through a more detailed and separate BFRE).

Given the difference in activities between that proposed in the BFRE and that provided for in the

Open Space Environment, there are no objectives of relevance in the Open Space Environment in

6 Chapter 6 notes that the typical district plan environment for BFR is Business 2 - but that BFR is not

specifically provided for in the current Business 2 environment. Furthermore it is considered that the activity

does not seem consistent with the nature of the retail activity the environment seeks to provide for.

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regard to the desired outcomes of PC130 (and the overarching objectives of the plan change).

However this is proposed to be remedied by undertaking a rezoning of the land to the new BFRE in

which it is intended future activities will be consistent with the objectives of the BFRE instead of

Open Space.

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5 Policy Analysis

Section 75(3) of the RMA states a district plan must give effect to any national policy statement,

New Zealand coastal policy statement or regional policy statement. Section 75(4) of the RMA

states a district plan must not be inconsistent with a regional plan. These matters are commented

on in this section below for the New Zealand Coastal Policy Statement, Northland Regional Policy

Statement and Northland Regional Plans.

5.1 New Zealand Coastal Policy Statement

It is considered that the New Zealand Coastal Policy Statement 2010, which guides local authorities

in their day to day management of the coastal environment, is not relevant to PC130 given the

location of the BFRE.

5.2 Northland Regional Policy Statement

The Northland Regional Council (NRC) notified a new Regional Policy Statement in 2012. In

January 2014 NRC released the appeals version of the Proposed Northland Regional Policy

Statement (RPS). Whilst this is still subject to some appeals, it is considered to be the most recent

reflection of Council’s policy direction and therefore PC130 is assessed against this version rather

than the Operative Northland Regional Policy Statement from 2002.

The RPS sets out the significant natural resource issues in the Northland Region, and a long-term

strategy for their sustainable management. Those objectives and policies of key relevance to

PC130 include:

n Objective: Enabling economic wellbeing

Northland’s natural and physical resources are sustainably managed in a way that is attractive for business and investment that will improve the economic wellbeing of Northland and its communities.

n Objective: Efficient and effective infrastructure

Manage resource use to:

(a) Optimise the use of existing infrastructure;

(b) Ensure new infrastructure is flexible, adaptable, and resilient, and meets the reasonably foreseeable needs of the community; and

(c) Strategically enable infrastructure to lead or support regional economic development and community wellbeing.

n Objective: Regional Form

Northland has sustainable built environments that effectively integrate infrastructure with subdivision, use and development, and have a sense of place, identity and a range of lifestyle, employment and transport choices.

n Policy: Planned and Coordinated Development

Subdivision, use and development should be located, designed and built in a planned and co-ordinated manner which:

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(a) Is guided by the ‘Regional Form and Development Guidelines’ in Appendix 2;

(b) Is guided by the ‘Regional Urban Design Guidelines’ in Appendix 2 when it is urban in nature;

(c) Recognises and addresses potential cumulative effects of subdivision, use, and development, and is based on sufficient information to allow assessment of the potential long-term effects;

(d) Is integrated with the development, funding, implementation, and operation of transport, energy, water, waste, and other infrastructure;

(e) Should not result in incompatible land uses in close proximity and avoids the potential for reverse sensitivity;

(f) Ensures that plan changes and subdivision to / in a primary production zone, do not materially reduce the potential for soil-based primary production on land with highly versatile soils, or if they do, the net public benefit exceeds the reduced potential for soil-based primary production activities; and

(g) Maintains or enhances the sense of place and character of the surrounding environment except where changes are anticipated by approved regional or district council growth strategies and / or district or regional plan provisions.

In relation to the above provisions in respect of PC130 the following is noted:

n In regard to economic wellbeing, PC130 will increase employment opportunities during

construction and throughout operations by providing an attractive location for BFR operators;

n The BFRE is located in an area serviced by existing infrastructure with sufficient capacity to

meet the needs of anticipated development and therefore optimises existing infrastructure in the

area.

n The provisions of PC130 support and are in line with the regional urban design guidelines

(included as Appendix 2 to the RPS) which aim to ensure new development is high quality and

contributes to the identity of place with attractive, user-friendly living environments.

Overall, it is considered that the provisions of PC130 give appropriate effect to the RPS.

5.3 Northland Regional Plans

There are three operative Northland Regional Plans:

n Regional Coastal Plan:

– Covers the region's "coastal marine area", which is the area from mean high water springs to

the 12 nautical mile (22.2 km) limit of New Zealand's territorial sea;

– Manages activities such as structures (e.g. wharves and boat ramps), reclamation and

impoundment, discharges to water, dredging, moorings and marinas, and aquaculture;

– Given the scope of the Plan, the Plan is not considered relevant to PC130.

n Regional Air Quality Plan:

– Identifies the significant air quality issues and sets out policies and rules so that these will be

managed.

– The Plan generally relates to heavy industrial and agricultural activities and specific activities

such as burning and blasting, and is therefore not considered relevant to PC130.

n Regional Water and Soil Plan:

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– Identifies the significant water and soil issues faced by Northlanders and seeks to address

these through the policies and rules.

– The Plan focuses on discharges, water take/use, and land disturbance activities.

– Overall PC130 is not inconsistent with the objectives, policies and rules of the Plan. PC130

largely relies on the Plan to cover off resource consent requirements relating to discharges,

water take and land disturbance activities. PC130 does include a policy relating to the

provision of onsite stormwater management (for precinct B only) which is consistent with the

(relevant) objectives and policies of the Plan (including Objectives 8.6.1 and 8.6.2, and

Policies 8.17.1, 8.17.2, 8.17.4).

– It is noted that should this resource consent lapse or else not be used, then the developer

would need to comply with the earthworks provisions of the Northland Water and Soil Plan.

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6 Resource Management Issues

Key issues that have been identified as part of the development of PC130 are noted below.

n Lack of direction of Business Environments:

– While Chapter 6 sets a clear policy framework, the current Business zones do not provide

adequate direction to achieve cohesive, logical development, particularly in the CBD but also

for other centres. This is reflected in development occurring on incompatible zones as part of

the resource consent process (e.g. BFR on Open Space, light industry in heavy industry

zones).

n Operative District Plan Zoning does not reflect on the ground activities:

– A large portion of Precinct A is zoned Open Space but has activities occurring onsite that

were established by resource consent (e.g. the Warehouse, Briscoes and Rebel Sports are

located on Open Space zoned land). Therefore the activities are not consistent with the

intent of, and do not reflect the current zoning framework.

n BFR is not provided for:

– BFR is not clearly provided for in the Business Environments. Chapter 6 compares the

Business 2 zone as the current zone that is considered would best accommodate BFR.

However, it also states that BFR is not specifically provided for in the current Business 2 zone

(e.g. a retail and office activity over 300m2 in gross floor area requires resource consent).

n Lack of urban design principles for Business Environments:

– Although urban design principles are discussed in Chapter 6 of the District Plan the focus of

these principles is on the city centre / suburban centres, streetscapes and public places.

There is no specific mention of urban design principles as matters of discretion within the

Business Environments. This is particularly important for BFR developments which do not

traditionally lend themselves well to urban design outcomes.

n Lack of policy direction for the future direction of Okara Park:

– Okara Park has been determined to be surplus to Council’s requirement as open space and

is being sold with the vision of being developed for BFR. As a parcel zoned Open Space

Envrionment resource consent will be required to develop BFR and there is a risk it will be

developed sproadically and incrementally without clear policy direction as to its development

(e.g. a previous example is the resource consent for the Warehouse, to locate on open

space). This is a particularly important issue given its prominent location.

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7 Objectives Evaluation Plan Change 130 Bulk Format Retail

The key objective for PC130 is to introduce an Environment to provide for BFR in an appropriate

location that provides for a cohesive and consolidated approach to development (contrary to the

current sporadic, developer led approach).

This section reviews the proposed objectives of the BFRE to evaluate if they are the most

appropriate way of achieving the purpose of the RMA in accordance with section 32(1)(a).

7.1 Proposed Objectives

The following objectives are proposed for the BFRE.

BFR 1.3:

1. Provision is made for the location and consolidation of BFR activities in the outer CBD.

2. BFR activities are co-located to achieve the efficient use of shared resources and

supporting infrastructure.

3. New development within the BFRE demonstrates good urban design outcomes that are

consistent with the Precinct Plan and policies of the BFRE.

4. To encourage BFR activities in this location to maintain a vibrant inner CBD.

7.2 Evaluation of Objectives

7.2.1 Objective BFR1.3.1

Provision is made for the location and consolidation of BFR activities in the outer CBD.

Table 7.1 - Objective BFR1.3.1

RMA Provision Evaluation

S5 (includes social, economic, cultural, health and safety)

Objective BFR1.3.1 seeks to provide a consolidated area for the future development of BFR activities. The PC130 location provides for additional land to be used in a proximity that is close to the CBD and existing BFR activities. Socially and economically BFR will provide employment opportunities for local residents during both construction and operation. The BFRE enables BFR services to be provided locally and reduce the requirement for residents to travel to other locations for these services.

S5(2)(a) The objective sustains the potential of natural and physical resources for future generations by providing for consolidated development within the existing urban environment.

S5(2)(b) The consolidation of BFR activities seeks to safe guard the life supporting capacity of soil.

S5(2)(c) Objective BFR1.3.1 aims to avoid, remedy and mitigate adverse effects on the environment associated with the development of BFR by consolidating development of BFR, which enables conglomeration benefits such as sharing parking and other infrastructure.

S6 This objective is not relevant to section 6.

S7 The efficient use and development of natural and physical resources is provided for by this objective through consolidation of physical resources.

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Providing a single location for BFR reduces the need for residents to travel to various locations to find these services.

S8 The proposed location of the BFR environment is proposed in an area that is not identified to be of significance to mana whenua and consultation with iwi has been undertaken in regards to the proposed location.

Response to issues

The District Plan does not currently provide for BFR; this objective enables BFR activities to be located in an environment specifically for that purpose and helps to shape the urban form of the District.

Overall, the objective is considered to be consistent with the purpose and principles of the Act. It

provides a dedicated area for future development of BFR activities in a single location to avoid

sporadic and ad hoc development.


BFR activities are co-located to achieve the efficient use of shared resources and supporting infrastructure.




The objective recognises the contribution that BFR can contribute to the local economy whilst enabling economic efficiencies through the consolidation of resources including infrastructure and parking. The co-location of activities provides for the health and safety as well as social wellbeing of residents through the provision of a destination for BFR activities in proximity to the CBD.

S5(2)(a) The environment provides sufficient development capacity for future BFR services to meet the foreseeable needs of present and future generations. Existing infrastructure has sufficient capacity for the foreseeable future, providing for the efficient use of existing physical resources.

S5(2)(b) The concentration of BFR provides a single destination for these retail activities avoiding the need for residents to travel significant distances to access BFR in various other locations. The shared use of resources and infrastructure assists with safeguarding the capacity of air, water, soil and ecosystems.

S5(2)(c) Co-location of BFR activities seeks to avoid, remedy and/or mitigate adverse effects through use of the existing infrastructure network and by enabling shared resources such as parking.

S6 This objective does not specifically provide for s6.

S7 Sharing resources and infrastructure contributes to the efficient use of natural and physical resources.


Response to issues

Consolidation of BFR has a number of benefits including sharing resources and infrastructure and providing a single location for BFR needs.

Overall, the objective is considered to be consistent with the purpose and principles of the Act. By

providing a consolidated location for BFR activities it enables efficient use of existing resources

such as infrastructure and enables compatible land uses to be co-located.

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New development within the BFRE demonstrates good urban design outcomes that are consistent with the Precinct Plan and policies of the BFRE.




Consistency with the precinct plan will facilitate BFR in a manner that provides for people’s social wellbeing and health and safety, such as dedicated pedestrian access, landscaping, and boundary treatment to soften visibility of built form. Quality urban design and development should attract retailers and shoppers and will contribute to the economic prosperity of Whangarei.

S5(2)(a) By seeking good urban design principles and consistency with the precinct plan this Objective BFR1.3.3 seeks to enable a well-designed development to meet the needs of future generations which contributes positively to urban form.

S5(2)(b) This objective contributes to safeguarding the life-supporting capacity of air, water, soil, and ecosystems by employing techniques such as north facing buildings for natural lighting and heating.

S5(2)(c) By seeking good urban design outcomes and consistency with the precinct plan this objective will aide mitigation of potential landscape / visual effects from places in proximity or in direct line of site to the PC130 area.

S6 Pedestrian linkages to, from and throughout the PC130 area to connect to the Hatea River are sought in the precinct plan.

S7 Seeking good urban design objectives encourages the efficient use of natural resources for natural light through north facing buildings. Good urban design outcomes will enhance amenity values and the quality of the environment.


Response to issues

Introducing a specific urban design related objective will enable improved design outcomes for future development on site and improve the attractiveness of the area as a shopping destination for BFR activity.

Overall, the objective is considered to be consistent with the purpose and principles of the Act.


To encourage BFR activities in this location to maintain a vibrant inner CBD.




This objective seeks to provide for BFR activities in this location to enable the inner CBD’s social and economic wellbeing.

S5(2)(a) The objective seeks to sustain the potential of the physical resource (i.e. the inner CBD) for future generations to maintain and protect its vibrancy by focussing on BFR activity in the BFRE zone.

S5(2)(b) This objective does not specifically provide for s5(2)(b).

S5(2)(c) The objective seeks to avoid economic effects on inner CBD which has the potential to detract from the inner CBD’s urban form, amenity and function.


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S7 This objective seeks to provide for the efficient use and development of physical resources by setting out more clearly the desired use of land in the BFRE, and by doing so maintain and enhance the quality of the environment both in the BFRE and the inner CBD.


Response to issues

This objective provides for clear policy direction on the future use of Precinct A and B as an area for BFR activities.

Overall, the objective is considered to be consistent with the purpose and principles of the Act.

7.3 Rezoning Open Space and Implications for the Purpose of the RMA

Overall the aim or objective of the plan change is to rezone a number of different environments to

BFRE. Given the current land use provided for in the Open Space Environment containing the

Warehouse, Briscoes and Rebel Sports development, this rezoning is considered fairly reasonable

and practical. However further consideration has been undertaken in regard to the objective to

rezone Okara Park from open space to BFRE in relation to achieving the purpose of the RMA given

the immediate change in land use provided for in the new Environment compared to the current.

The following comments are made in relation to relevant provisions of Part II of the RMA:

n The development of Okara Park as a BFR resource will enable people to provide for their social

and economic wellbeing and meet the retail needs of future generations;

n It is understood that WDC have considered and are providing for demand for open space to

offset the loss throughout Whangarei in residential areas with access to the community, clubs

and schools (refer section 2.4.2);

n It is understood that Okara Park has a low rate of usage particularly with the relocation of Old

Boys Rugby Club to Pohe Island. Therefore it is considered that the redevelopment of Okara

Park is an efficient use and development of this physical resource.

Therefore it is considered that the rezoning of Okara Park is an appropriate way to achieve the

purpose of the RMA.

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8 Potential Options to Achieve the Objective of the Plan Change

8.1 Overview of Options

A number of alternatives have been considered to achieve the objectives of PC130, these are noted

below and evaluated in section 8.2.

n Option 1: Retaining the existing provisions and zoning of the District Plan;

n Option 2: Propose a plan change to incorporate BFR into existing business environments e.g.

Business 2;

n Option 3: Propose a plan change with a new environment for BFR and rezone land.

8.2 Evaluation of Options

Table 8.1 - Option 1 Evaluation

Consideration Comment

Effectiveness Maintaining the existing provisions and zoning of the District Plan would not be effective in achieving a consolidated approach to BFR which largely relies on the resource consent process and may occur at multiple locations within Whangarei. Retaining status quo may not achieve the desired urban form of WDC as set out in the growth strategies and Chapter 6.

Efficiency Benefits:

§ Chapter 6 provides a strategic framework for managing the location, shape and form of urban development. It has a vision for the inner and outer CBD areas and generally sets the policy direction for BFR. This should guide the resource consent decision making process;

§ No costs associated with the Plan Change in implementation and additional requirements for developers (within the BFRE).

Costs:

§ Lack of clarity around suitable location of BFR (i.e. it states ‘outer CBD’ in general, and compares BFR to Business 2 – although notes that Business 2 environment does not specifically provide for BFR). As such this approach may create uncertainty for future developers;

§ A resource consent is required every time to implement BFR because it is not provided for in the District Plan. This would include Okara Park which is currently zoned open space;

§ Without providing more guidance the current ad hoc development of BFR is likely to continue and may result in residents travelling outside of Whangarei for some of their BFR needs;

§ Limited design and management controls may result in poor design outcomes.

Appropriateness Not sufficient in regard to future land use development in a controlled and well thought out manner.

Risk of Acting or Not Acting if there is uncertain or insufficient information

Low risk from uncertainty.

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Effectiveness If BFR was to be incorporated into one of the Business environments (e.g. Business 2) Option 2 would be effective in providing for BFR but not necessarily in a cohesive and consolidated manner (i.e. BFR would be provided for in any site zoned Business 2 for example).


§ Specific provision for BFR within an appropriate environment;

§ Contributes to economic development of Whangarei by enabling BFR;

§ Reduced consenting costs due to consistency with the Plan.

Costs:

§ Does not provide a specific location for BFR and therefore may still result in ad hoc and sporadic development. This is inconsistent with the intent of PC130.

Appropriateness Not appropriate in that cohesive and consolidated approach is not provided for by allowing BFR as a blanket approach in all Business 2 sites.





Effectiveness Most effective in providing for a specific location for BFR development. Ability to introduce separate precincts to recognise the difference in existing development (within Precinct A and B) and opportunity for good urban design outcomes.


§ Aligns with the general vision for Whangarei as per Chapter 6;

§ Enables comprehensive development of BFR in a consolidated manner;

§ Contributes to economic development of Whangarei by enabling BFR.

§ A new BFR zone can enable the restriction of activities which are not considered to be appropriate (i.e. where they may compete with the CBD);

§ Reduced consenting costs due to consistency with the Plan.

§ Changes the land zoning beneath existing BFR activities that are operating on open space (i.e. “Tidy up” existing activities operating under resource consent).

Costs:

§ Costs may increase with the Plan Change, particularly to undertake a management plan process for Precinct B.

§ Specific provision for BFR in one location may have adverse economic effects on other areas of Whangarei.

Appropriateness Appropriate to achieve the objective of PC130.



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8.3 Recommended Option

It is considered that the most appropriate option to provide for the objective of PC130 is Option 3.

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9 Appropriateness of Provisions to Achieve Objectives

9.1 Effects

Section 32(2)(a) states that an environmental, economic, social and cultural effects assessment be

undertaken in relation to the proposed provisions including economic growth and employment

opportunities provided or reduced. These are summarised according to each topic in sub sections

9.2 – 9.9 and are collectively discussed below in table 9.2. In addition Appendix B discusses

economic effects in greater detail in relation to economic growth and employment.

Table 9.2 – Effects of PC130


Environmental n Facilitates comprehensive

development on precinct B so all

environmental effects can be

considered and managed in an

integrated manner.

n Consolidation of BFR reduces the

need for additional travel within and

beyond the district for similar

services.

n Avoids duplication of resources

(including infrastructure).

n The plan change itself provides

certainty on environmental

standards that can be expected for

those beyond the site.

§ Replaces an existing permeable area with impervious surface

§ Removal of existing onsite vegetation (NB: this is largely provided for by a bulk earthworks resource consent granted in 2012 – refer section 2.4.3).

§ Conversely travel time may increase for some users if existing businesses are reduced or close down due to economic impacts from the development (and they need to travel further for services).

§ Visual impacts of BFR built form in a prominent elevated location including potential visual impacts on adjacent residential activity.

Social § The plan change urban design requirements will provide for safety and amenity improvements.

§ Services local BFR needs and may increase the range and choice of goods and services available.

§ Increases employment opportunities for local residents during construction and operation.

§ Promotes a more structured urban form for BFR in Whangarei.

§ Reduces the amount of open space zoned land in Whangarei.

§ Impacts on households if there is a negative economic impact for the employee or business owner.

§ Decrease in social amenity in locations where businesses may be impacted including the inner CBD.

Cultural § Okara Park is not known as a significant cultural site.

No significant cultural effects identified.

Economic As discussed further in Appendix B (particularly sections 4.3 and 4.4) and summarised in section 2.4.4 above:

§ Increased employment opportunities for local residents during construction and operations.

§ Increased range and selection of BFR will reduce economic ‘leakage’ outside the district and improve GDP contribution.

§ Economic impacts on other retail precincts in the area in terms of a reduction in profit, employment and potential business closures, decrease in public and private investment surrounding these precincts if economic activity is reduced (refer to Appendix B, section 4.3 and 4.4 and section 2.4.4).

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§ Reduced operating costs from sustainable urban design (i.e. orientation of buildings to maximise natural sunlight) and co-location benefits (e.g. car parking, stormwater management).

§ Development and intensification of activity in this area may encourage further public and private investment.

§ The plan change provides certainty for potential developers in terms of consenting and potential notification which will enable improved forecasting and budgeting.

§ Management Plan process (discussed in section 9.7) may have increased consenting costs upfront for the developer.

9.2 Assessment of Provisions

Section 32(1)(b)(ii) requires the provisions in a proposal to be examined to determine whether they

are the most appropriate way to achieve the objectives by assessing the efficiency and

effectiveness of the provisions in achieving the objectives including considering their costs and

benefits.

Proposed provisions of PC130 include policies and rules. Each proposed provision relates to a

topic. In undertaking an assessment of the appropriateness of the provisions to achieve the

objectives, the provisions have been grouped into their similar topics and discussed collectively.

The table below shows which group a specific provision has been included in.

Table 9.1 - Topic Groups for Provisions

Topic Relevant Provision Provision(s) give effect to Objective(s):

Activities (section 10.1)

BFRE 1.2.2, BFRE 1.2.4, BFRE 1.2.5, BFRE 1.4.2, BFRE 1.6.6, BFRE 2.1, BFRE 2.2.3, BFRE 2.3.1, BFRE 3.1.2, BFRE 3.4.4, BFRE 3.4.5, BFRE 3.4.7

BFRE 1.3.1, BFRE 1.3.2, BFRE 1.3.4

Infrastructure (excluding Transport) (section 10.2)

BFRE 1.5.9, BFRE 2.2.4, BFRE 3.4.2

BFRE 1.3.2

Transport (section 10.3)

BFRE 1.5.1, BFRE 1.5.2, BFRE 1.5.6, BFRE 1.6.1, BFRE 2.2.1, BFRE 2.2.2, BFRE 3.4.1, BFRE 3.4.3, BFRE 3.4.4

BFRE1.3.1, BFRE 1.3.2 and BFRE 1.3.3

Urban Design (section 10.4)

BFRE 1.4.3, BFRE 1.5.4 BFRE 1.5.5, BFRE 1.5.10, BFRE 3.4.3 - 3.4.6

BFRE 1.3.3

Landscape (section 10.5)

BFRE 1.4.3, BFRE 1.5.3, BFRE 3.4.2

BFRE 1.3.3

Management Plan (section 10.6)

BFRE 1.2.1, BFRE 1.2.3, BFRE 1.4.1, BFRE 3.2

BFRE 1.3.1, BFRE 1.3.2

Noise and Lighting BFRE 1.5.7, BFRE 1.5.8, BFRE BFRE 1.3.3

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Topic Relevant Provision Provision(s) give effect to Objective(s):

(section 10.7) 1.6.2, BFRE 1.6.3, BFRE 1.6.4, BFRE 3.5.1

Signage BFRE 1.5, BFRE 1.6.5, BFRE 2.2.1, BFRE 3.1.1, BFRE 3.3.1, BFRE 3.4.8

BFRE 1.3.3

Table 9.3 - Provisions Relating to Activities

Matter Comment

Summary of costs § Some existing activities within the PC130 area are not considered to be BFR or ancillary activities. These businesses will have existing use rights to continue operating but in the future may not necessarily be able to develop onsite.

Summary of benefits § Enables similar activities to be concentrated in a dedicated environment.

§ The restriction on the variety of activities provided onsite supports the consolidation of BFR activities and seeks to avoid significant impacts on retail uses within the inner CBD.

§ This zone provides the ability to attract new business into the Whangarei District by providing a suitable environment.

Effectiveness § The provisions are effective in achieving the objectives by guiding development of a primarily BFR use whilst recognising that a small percentage of complementary ancillary activities can be appropriate.

Efficiency § The provisions are efficient in meeting the objectives of the Environment in restricting the use of the BFR environment by non BFR activities.

Risks § It is considered there is sufficient information to reduce the risk of acting.

Table 9.4 - Provisions Relating to Infrastructure

Matter Comment

Summary of costs § Financial cost for developers to include on-site stormwater management in their design.

Summary of benefits § Environmental benefits of introducing on-site stormwater management on the flow rate, volume and quality of stormwater runoff into the network. Undertaking this on a precinct wide scale (e.g. precinct B) is enabled through the comprehensive management plan process.

Effectiveness § Effective in providing good urban design outcomes by introducing low impact infrastructure that provides both amenity and environmental benefits particularly given precinct B is currently permeable.

Efficiency § The policy is considered an efficient method to achieve good urban design outcomes.

Risks § Sufficient information available to reduce the risk of acting.

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Table 9.5 - Provisions Relating to Transport

Matter Comment

Summary of costs § Additional cost associated with greater consideration of parking layout and development of east-west connection across precinct B.

Summary of benefits § Considered access, parking and loading layout will benefit users of the site by providing a more pleasant and safe environment for pedestrians and vehicular users.

Effectiveness § Effective in promoting good urban design outcomes of future development.

Efficiency § The consolidation of BFR enables efficiencies in the provision of onsite car parking as it is likely traffic travelling to the site will visit more than one outlet.

§ The provisions recognise that loading areas are a necessary part of BFR and seek to locate these in an area which can be appropriately accessed but does not compromise pedestrian connections within the environment.


Table 9.6 - Provisions Relating to Urban Design

Matter Comment

Summary of costs § Additional cost to developer to comply with provisions.

Summary of benefits § Compliance with the provisions will enable good urban design outcomes, creating a pleasant and safe environment for users and promote the economic wellbeing of the commercial operators on site.

§ The provisions seek to enable activities to be established in such a way as to minimise potential adverse effects on the natural environment (as well as the existing physical environment).

Effectiveness § The inclusion of urban design provisions is considered a directly effective mechanism to achieve the objective of good urban design outcomes in compliance with a management plan (in precinct B).

Efficiency § The provisions are considered an efficient mechanism to achieve the objectives as any new or redevelopment of the site will contribute to making an attractive and safe environment for BFR activities occur.


Table 9.7 - Provisions Relating to Landscaping

Matter Comment

Summary of costs § Additional cost to the developer to incorporate landscaping into the development.

Summary of benefits § Visual and amenity benefits for on-site users and viewing audiences to the site, particularly from nearby living environments and Toll Stadium.

Effectiveness § Directly effective with achieving good urban design outcomes. The provision of landscaping will allow for the screening or softening of built form and car parking which promotes on-site amenity.

Efficiency § Efficient method in achieving the objective of good urban design outcomes in that it is directly related to promoting on-site amenity.


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Table 9.8 - Provisions Relating to the Management Plan

Matter Comment

Summary of costs § Cost to prepare a comprehensive Management Plan by the developer (time and financial cost).

Summary of benefits § Undertaking the planning of precinct B in a Management Plan approach will result in a well designed, integrated development across the site;

§ Likely to reduce resource consent requirements later (if the proposed development complies with the Management Plan);

§ Provides flexibility for the developer to plan the site as they wish with overarching guidance provided from key principles of the BFRE.

Effectiveness § Directly effective in achieving the objective to produce a Management Plan for precinct B including prohibiting activity without a Management Plan in place.

§ The provisions enable appropriate consideration for aspects of future development including the urban design, traffic circulation, landscaping, lighting and signage.

Efficiency § The provisions are efficient in achieving the objective by clearly setting out the information requirements needed to support a Management Plan, providing certainty to developers on what is expected but providing flexibility on how to implement the vision for the site.


Table 9.9 - Provisions Relating to Noise and Lighting

Matter Comment

Summary of costs § Restriction on use of the site during certain hours if noisy activities are proposed.

§ Increased cost if additional lighting is required.

Summary of benefits § Safe access for users of the site;

§ Avoid adverse noise effects on neighbouring properties.

Effectiveness § Inclusion of provisions relating to noise and lighting promote good urban design outcomes for users of the site and nearby residents.

Efficiency § The provisions are an efficient means of achieving good urban design outcomes with suitable noise and lighting design being standard practice considerations.


Table 9.10 - Provisions Relating to Signage

Matter Comment

Summary of costs § Limited options for developer of Precinct B in regard to the location of signage.

Summary of benefits § Reduce visual impacts of signage for audiences along the southern edge of Precinct B.

Effectiveness § Effective in achieving good urban design outcomes particularly for Precinct B.

Efficiency § Efficient in directly achieving good urban design outcomes for Precinct B whilst avoiding overly onerous requirements for Precinct A to

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Matter Comment

recognise the different environment in which proposed signage would be introduced into.


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10 Conclusion

This s32 report has been written to support the PC130, which recommends a new chapter in the

District Plan to rezone land to BFR. PC130 requires amendment to the relevant Environment Map,

the establishment of new objectives, policies and rules for the BFR Environment (BFRE) and

precinct plan, and consequential amendments to Chapter 4, Chapter 6, and the Management Plan

Technique chapter.

In accordance with s32 of the Act, this report has examined whether the proposed objectives are

appropriate in achieving the purpose of the Act and whether the proposed provisions are

appropriate in achieving the objectives. It is considered that the level of detail provided in this report

corresponds with the scale and significance of the effects anticipated by the proposal.

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Appendix A

Proposed Plan Change 130 including Consequential Amendments

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Appendix B

Economic Report

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Appendix C

Landscape/Visual Assessment

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Appendix D

Integrated Transport Assessment

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Appendix E

Urban Design Assessment

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District Living Committee 1 11 June 2014

6. New Road Names – Resource Consents

Reporting officer Linda Wheeler – Team Leader (Support)



This item is in accord with Council’s vision, mission and values statement as it supports clear and unambiguous property addressing for emergency and utility services, contributing to community safety and wellbeing.

Application for the naming of a new roads – resource consent

1 Beasley & Burgess Surveyors - Southend Farms Ltd – RC39436

This is the Private Right of Way E, F, & G at South Road Whangarei

Private Road– Proposed road names

Alex Russell Way

Kenny Lane

Melrose Way

Public Road – Proposed road names

This is the Public Road at South Road Whangarei

Rhu Arden Road

Oban Road

Melrose Place

Private Road – Proposed road names

This is the Private Right of Way at South Road Whangarei

Torum Lane

Rooney Ridge

Auriol Way

2 Port Nikau Joint Venture– Port Nikau – SD1000123

This is the Public Road at Port Road Whangarei

Logyard Road

Factory Road

Crosscreek Road

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Recommendation

1 That the new private right of way E,F & G at South Road be named Alex Russell Way.

2 That the new public road at South Road be named Rhu Arden Road.

3 That the new private right of way at South Road be named Torum Lane.

4 That the new public road at Port Road be named Logyard Road.

Attachments

1 New road name applications and map for subdivision at South Road Whangarei

2 New road name applications and map for subdivision at Port Road Whangarei

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