Tourist settlement policy unit

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5.4.1 Description of Policy Unit

The tourist Settlement Policy Unit includes the townships of Fox Glacier, Franz Josef Glacier/Waiau, Franz Alpine Resort and Haast. The current status and future potential of these settlements as tourist focal points and services towns is recognised and enhanced by their status in the Plan. Haast Junction is not recognised as it is unserviced and development is preferred at Haast.

The four settlements have different characters which developers should seek to enhance. Franz Josef/Waiau is a compact town nestled into the bush on the edge of a terrace with a backdrop of high peaks. Fox has a distinct rural character and impressive backdrop of a glacial valley. Haast is situated on a river flat with mountains as a backdrop. Development should consolidate the towns generally with low rise buildings, although a large building may be suitable on an appropriate site. Franz Alpine Resort is a new settlement 3km north of Franz Josef/Waiau, and in which integration of built and natural environments is to be promoted through reference to specially developed Rules in the Plan managing landscape, subdivision and building design.

The policy unit consists of two zones, the Tourist Zone which covers the town centre and tourist service facilities of each settlement, and a Residential Zone which incorporates the residential areas of the towns. The rules for the Residential Zone are stricter than those for other residential zones in the District. This approach is in recognition of the importance of the towns as tourist centres and their potential for growth in the future. The rules for the Tourist Zone are reasonably strict, but in considering applications, the Council will accord importance to the economic viability of tourist generating activities. Limiting permitted activities in the Tourist Zone to commercial activities and only one dwelling per site will help in establishing tourist ventures by limiting competition from other uses. Where reasonable, however, applications for other activities will be considered favourably. In a similar way, residential development is favoured in the Residential Zone, but if there are particular circumstances making another activity more suitable, applications will be considered.

Emphasis is on ensuring the settlement is intended to complement the role of the existing township of Franz Josef Glacier. It occupies a site where risks of natural hazards can be appropriately managed, and where the natural environment will be a key feature in the character and amenity of the settlement.

It is recognised that expansion of these zones may be required in order to accommodate tourist demand. Land swaps with the Department of Conservation may be required in order to make land available. In particular, land immediately to the South of Franz Josef Glacier/Waiau township is identified as being potentially suitable for expansion of the town.

It is recognised that expansion of these zones may be required in order to accommodate tourist demand. Land swaps with Department of Conservation may be required in order to make land available.

5.4.2 Zones

5.4.2.1 All zones

• Any activity which does not fall within the permitted, or discretionary categories is deemed to be a non-complying activity.

• See Part 6 for other activities.

5.4.2.2 Tourist Zone

A. Permitted Activities

• Any commercial or residential activity which complies with the standards for permitted activities for the zone (see Table 5.4) and complies with the general rules in Part 8.

B. Controlled Activities

• Any maintenance of the indigenous vegetation on the land shown on Appendix I including the pruning, the removal of any dead or fallen vegetation or undergrowth and replanting with other than indigenous vegetation.

Matters over which control is reserved are:

• The way in which the removal and replanting will maintain a full vegetative screen along the State Highway.

• The way in which the removal and replanting will maintain the health of the ecosystem of the vegetative screen.

• Any application will not require the consent of other persons, shall be non-notified and need not be served on any party.

C. Discretionary Activities

• Any residential, recreational, commercial or industrial activity which complies with the standards for discretionary activities for the zone (see Table 5.5).

D. Non Complying Activities

• Any removal of any indigenous vegetation on the land shown on Appendix I not specified as a controlled activity in 5.4.2.2 B above.

5.4.2.3 General Residential Zone

A. Permitted Activities

• Any residential or recreational activity which complies with the standards for permitted activities (see Table 5.4) and complies with the general rules in Part 8.

B. Discretionary Activities

• Any residential, recreational, commercial, industrial or agricultural activity which complies with the standards for discretionary activities (see Table 5.5).

5.4.3 Standards for Permitted and Discretionary Activities

5.4.3.1 Permitted Activities

Table 5.4 Standards for Permitted Activities

5.4.3.2 Discretionary Activities

(See Appendix E for assessment guidelines)

Table 5.5: Standards for Discretionary Activities

5.4.4 Explanation

(a) Hours of Operation are restricted only in the Residential Zone of the tourist settlements and apply to non-residential activities only. The standard aims to ensure that the effects of non-residential activities do not disrupt the quiet, relaxed nature of residential areas. It is important that neighbours are not disturbed by activities which operate for extended hours.

(b) Gross Ground Floor Area is limited for non-residential activities in the Residential Zone to ensure that the small scale nature of buildings in settlements is preserved. Large buildings particularly bulky buildings have the potential to disrupt residential amenities and other aspects of environmental quality, such as outlook. However, larger buildings can be accommodated within the Residential Zone provided they locate in a sensitive and visually unobtrusive manner. The size of relocated buildings is limited to ensure the buildings will not disrupt the amenities of the zones.

(c) Height controls limit any building or structure adversely impacting on the amenities of neighbours, in particular aspects such as sunlight, outlook and privacy. The height standard within the Residential Zone ensures that buildings above 2 storeys will require an application to Council. The Council retains its discretion on height limits in relation to location and visual impact, provided the finished height does not exceed 12 metres. Above this, the application would be for a non-complying activity. Height limits are based on existing ground levels and have the effect of keeping new buildings lower in situations where the land slopes downwards from the relevant boundary.

(d) Height in Relation to Boundaries is determined by use of recession planes (refer Appendix D for calculation of recession plane angle). The requirements shall apply to all internal site boundaries for all activities in the residential zone and on boundaries between the tourist and residential zone. Use of the recession plane enables minimum and maximum distances and maximum height of buildings in relation to site boundaries to be determined. Used in conjunction with minimum yard requirements, recession planes ensure that overshadowing and loss of outlook are avoided. Non compliance with recession plane controls shall require an application as a discretionary activity. Sunlight and outlook both contribute to environmental quality and buildings and other structures can affect the admission of light to living and working areas which is essential for both amenity and health reasons.

(e) Dwellings are restricted to 1 (2 is discretionary) in the Tourist Zone and they should generally be in association with a commercial or service activity. In the residential zone, site size is more important in order to assess site suitability and effects in particular on neighbours.

(f) Yards are specified to ensure the effects of an activity on neighbouring landowners and activities are minimised and to maintain amenity values. Yards also allow space for landscaping, access and for infrastructure and services to be supplied to a site. Stricter standards are set out where non-residential activities, for example commercial and/or industrial activities adjoin a residential use or zone boundary. The greater separation distance will help to ensure that any adverse environmental effects on neighbours are mitigated or avoided.

(g) Site Coverage is controlled to ensure that sufficient open space is provided in built up areas and that the scale and intensity of development remains in keeping with the dominant low density nature of the Tourist Settlement Policy Unit.

Site coverage standards for the Tourist Zone are also set at a lower level than for example the commercial core of Hokitika. This approach is in recognition of the need to ensure the open character of the landscape, including settlements is maintained in this part of Westland.

(h) Building Length of walls is controlled to ensure that large bulky buildings, such as warehouses, do not proliferate throughout predominantly residential areas and that where such buildings adjoin residential zones that length is also controlled. Building length standards work with those for gross ground floor area to ensure that large unbroken walls along the boundaries of residential properties do not detrimentally affect neighbours amenities.

(i) Glare from neighbouring properties can detrimentally impact on a person's enjoyment of their property especially at night. Light spill from floodlighting to neighbouring properties and glare from reflective materials shall be avoided where this results in adverse effects on neighbours.

(j) Heritage Sites and Buildings scheduled in Appendix A, are protected by the standards. Modification (excluding normal maintenance works) is a discretionary activity. Historic and cultural items and sites, including buildings, make a significant contribution to the District's identity and character. Therefore any proposal to modify any of these scheduled sites must be publicly notified.

(k) Signs in the Tourist Settlement Policy Unit are controlled with respect to area only. Signs should be appropriately designed in the Tourist Zone and should not exceed 2 m² in the Residential Zone. The rule does not apply to regulatory signs which are required to be erected by the Council, traffic signs erected by the road controlling authority or Council, or signs denoting the names of the streets, number of premises, or the location, timetable or other details of any public facility. Signs have a reduced impact when set against an urban as opposed to rural background. However very large signs or an excess of signs can have a detrimental impact on the amenities of settlements, in particular visual and aesthetic values of the overall character of the neighbourhood.

(l) Noise standards are set to prevent cumulative increases in background noise levels and to ensure the protection of community health and amenity. Excessive noise levels can have a detrimental impact on environmental quality. Activities which are likely to generate higher noise levels will be treated as non-complying and will require an application. Road traffic noise is excluded from the noise standards. Transit New Zealand has developed draft standards for road traffic noise which may be applied to State Highway improvements.

All measurements are to be taken and assessed in accordance with the NZ Standards 6801: 1991 "Measurement of Sound" and 6802: 1991 "Assessment of Environmental Sound". The noise shall be measured with a sound level meter complying with the international standard IE 651 (1979): Sound Level Meter, Type 2.

(m) Outdoor space is provided for all residential units in the Residential Zone and is particularly important where building density and site coverage is high. Outdoor space is important for maintaining residential amenity and also for the health and enjoyment of residents.

(n) External storage of commercial or industrial products can be visually offensive and can break up the dominant residential character of an area or impact on the amenity of properties adjoining industrial and/or commercial areas. Landscaping of yards adjoining or facing a residential zone is required and such an area can be included as part of the yard requirement. Yards should be developed in a manner where they enhance the visual amenities of the site and ensure that yards do not become visually offensive through storage of materials or untidy management practices

(o) Indigenous Forest Retention – conservation covenant requiring 10% indigenous forested areas for all sites is required in order to maintain and the enhance the bush clad character of the Franz Josef/Waiau township.

(p) Reticulated water and sewage – the requirement for all buildings to be connected to a fully reticulated sewage system and water supply is a requirement for the new development areas at Franz Josef/Waiau, in order to ensure no adverse effects on the environment. The existing township is fully reticulated. The ground conditions (impermeable glacial moraine) are generally not suited to on site systems.

(q) Outline development plan – the 32 ha Franz Josef Developments Ltd new development area is subject to an outline development plan in order to ensure coordinated, efficient and safe servicing of the area, in particular in terms of vehicle access.

(r) Land Covenant for Conservation Purposes - Indigenous Forest Retention and Planting
A Conservation covenant of 10m from the western site boundary for the area zoned Tourist Zone and located at the northern entrance to the Franz Josef/Waiau township. Both sides of the State Highway at this point are closely flanked by dense indigenous forest and there is an element of surprise when the township is revealed. The intention of the rules is to ensure that any commercial development is completely screened from the State Highway and a forest corridor is retained which matches the forested corridor opposite on conservation estate. This is necessary to maintain and enhance the distinctive character of the township, in particular as a small town nestled into its bush setting with a backdrop of high peaks.

(s) Reticulated water and sewage – the requirement for all buildings to be connected to a fully reticulated sewage system and water supply is a requirement for the new development areas at Franz Josef/Waiau, in order to ensure no adverse effects on the environment. The existing township is already fully reticulated. The ground conditions (impermeable, glacial moraine material) are not generally suited to on site systems.

6. Standards for Permitted Activities

Table 5.4 A Standards for Permitted Activities Table

7. Discretionary Activities

The following are discretionary activities:

(a) Any activity not complying with the rules in 6.0 above, and/or Table 5.4 where relevant.

8. Assessment Criteria

For activities falling for consideration as discretionary or non-complying, the following assessment criteria shall apply in addition to those in Appendix E of the Plan.

(a) How the proposal achieves and is sympathetic to the Objectives and Anticipated Environmental Outcomes in 3 and 4 of this Part and the Design and Appearance Guidelines set out in Section 9 (below) of this Part.

(b) The ability to mitigate any adverse effects of increased coverage by compensation within the zone as a whole, ie through enhanced landscaping or open space elsewhere in the zone so as to achieve an overall coverage consistent with the plan standard.

(c) Any adverse effects of a reduction in setbacks of buildings from SH 6 or Stony Creek.

(d) The ability to mitigate any adverse effects in terms of building design (roof pitch, roof colour, exterior wall cladding) so that development is sensitive to the visual and landscape values of the site.

(e) For onsite disposal and treatment and water supplies, any physical impediment preventing connection to the reticulated systems for Franz Alpine Resort and any adverse effects of this on natural resources, neighbouring properties and the efficient management of existing service infrastructure.

9. Design Guidelines

General

The treatment of the forest and waterways as part of new development and the design of building and street environments are important considerations from the outset. A sensitive approach will assist to reduce environmental impacts, enhance the amenity values and give the place an identity. The following are general principles that shall be adhered to the development of the Franz Alpine Resort:

Building forms need to reflect the strong and robust landscape.

Building form and materials will be selected which are appropriate to the forest environment:

- a clear relationship between roof form, walls and foundations

- can be reduced by varying the roof pitch and breaking up the height

- integrate verandahs and canopies to cater for weather conditions

- preference will be given to natural materials such as colorsteel, plaster, weatherboards, stone and time.

Buildings should exhibit colours that complement the landscape rather than matching or contrasting.
Forest Retention and Planting

Forest Retention:

· All stands of large podocarp trees shall be retained as well as the immediate area around these trees or stands.

· Those trees or stands of trees worthy of retention shall be marked on site.

· Well-formed trees that provide significant flowers and berries for bird life shall be retained, eg, fuchsia, kamahi.

· Generally; roads and building sites will be located away from large trees and stands of trees.

Future Planting:

· A native forest theme is considered an important element of the development. All future planting shall be of native species, indigenous to the location and propagated from local stock to retain genetic integrity for the area.
Landscape Materials

Historical associations will be considered as well as availability of local material when undertaking landscape design.

Stone is appropriate with plenty of material available from the site.

For signage, seating etc tumble material is indigenous to the site.

Paving for footpath needs to be consistent for level and slope and should be an imported material like clay or concrete pavers, asphalt or chip gravel.

Fences - boundary fencing is to be discouraged other than for safety reasons. Plantings can define boundaries and create privacy and a list of suitable species will be provided to purchasers.

Walls could be incorporated into tourist/commercial sites provided that they are part of, and connected to buildings.

Building Design Details

This site is influenced by both alpine and rural farmland features. Preference is given to the selection of building forms and materials which enhance the development, ie, building which demand attention by exotic forms, colours and finishes are inappropriate.

Roofs

Roof pitch of between 8o and 35o are encouraged to reflect the rural nature of the site. While an eave may not always be necessary, strong shadow lines created by recesses and verandahs are encouraged.

All roofs should be of a recessive colour in grey/greens or neutral colours.

Exterior Wall Materials

Appropriate materials include wood, plaster, stone and profile metal sidings.

Accessory Buildings

Accessory buildings should be in the style, appearance and materials of the principle building.

Design Control Committee

A design control committee for buildings which are not permitted activities will be established by the developer and administered outside the District Plan.