Hokitika policy unit

You are here:   Welcome  >   Part 5   >   Hokitika policy unit  

5.2.1 Description of Policy Unit

The Hokitika Policy Unit covers the town of Hokitika. The town centre is laid out on a formal grid pattern with wide streets and historic buildings being important features. New development should respect the character of the town. Applications using historic buildings will generally be encouraged. Applications to relocate existing buildings in the town will be tested to ensure they are compatible with nearby buildings.

The Hokitika Policy Unit comprises the Commercial Core, Residential Mixed and Industrial/Commercial zones. The Airport Protection Zone is also located partly within this zone. This zone has height and land use controls relating to Hokitika Airport. The intention is to prohibit, or restrict, the introduction of new uses or structures which could limit the safe and efficient operation of Hokitika Airport, or restrict its future development.

The Residential Mixed zone incorporates the established residential areas as well as potential areas for growth around the hospital to the North and the racecourse to the northeast. A flexible approach has been adopted for the residential areas which allows a wide range of activities to potentially locate in the zone. However, the primary intention is to retain the character and integrity of the existing residential area and therefore residential activities are encouraged, and other activities should, in most cases, be related to a residential activity on the same site. Standards are set to ensure the residential amenities are protected, for example large buildings require a resource consent.

The Commercial Core Zone is the centre of town and is clearly defined to ensure the continued viability of its economic and service functions. This area will be the focus of Council street improvements to encourage businesses to locate here. Rules therefore are less permissive in their approach with an emphasis on commercial activities.

The Industrial/Commercial Zone aims to permit a wide range of service and industrial activities in three main areas within Hokitika around Walker Place, East Town Belt/Hau Hau Road, and the airport. The zone recognises existing industrial activities as well as providing a framework within which other industrial and commercial activities can locate.

Hokitika has the potential to accommodate a significant hotel, with flow-on benefits for local tourist-related activities. Applications for such will, provided adverse environmental effects are minimal, generally be encouraged especially in the areas close to the Commercial Core to the east.

Coastal areas in Hokitika are also subject to erosion and flooding from the sea as outlined in the report on coastal hazard management for Hokitika prepared by J.G. Gibb. In accordance with the concerns raised in that report, a limited range of activities will be permitted on the foreshore area. Building may also be restricted in other areas close to the foreshore under S36 of the Building Act 1991. Liquefaction is a further hazard resulting from earthquakes which may affect the safety of structures.

5.2.2 Zones

5.2.2.1 All zones

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

• See Part 6 for other activities.

5.2.2.2 Residential Mixed Zone

A. Permitted Activities

• Any residential, recreational, or agricultural activity which complies with the standards for permitted activities for the zone (see Table 5.1) and complies with the general rules in Part 8.

• Any commercial or industrial activity performed entirely within a dwelling or building accessory to a dwelling, by one or more members of the household residing permanently on the site and not more than one other person, the activity being an incidental and secondary part of the use of the site for residential purposes.

B. Discretionary Activities

• Any residential, recreational, commercial, industrial or agricultural activity which complies with the standards for discretionary activities for the zone (see Table 5.2).

5.2.2.3 Commercial Core Zone

A. Permitted Activities

• Any commercial activity which complies with the standards for permitted activities for the zone (see Table 5.1) and complies with the general rules in Part 8.

• Any residential or industrial activity which complies with the standards for permitted activities for the zone (see Table 5.1) and complies with the general rules in Part 8 provided it does not take place at ground floor level.

B. Discretionary Activities

• Any commercial and/or residential activity which complies with the standards for discretionary activities for the zone.

5.2.2.4 Industrial/Commercial Zone

A. Permitted Activities

• Any activity which complies with the standards for permitted activities for the zone (see Table 5.1) and complies with the general rules in Part 8.

B. Discretionary Activities

• Any activity which complies with the standards for discretionary activities for the zone.

5.2.2.5 Airport Protection Zone

A. Permitted Activities

• Any activity which complies as a permitted activity in the underlying zone and also complies with the additional standards for the Airport Protection Zone (see 8.8).

B. Discretionary Activities

• Any activity which complies as a discretionary activity in the underlying zone and also complies with the additional standards for the Airport Protection Zone (see 8.8).

5.2.3 Standards for Permitted, and Discretionary Activities

5.2.3.1 Permitted Activities

Table 5.1: Standards for Permitted Activities in the Hokitika Policy Unit (see also 5.2.4)

5.2.3.2 Discretionary Activities

Table 5.2: Standards for Discretionary Activities in the Hokitika Policy Unit
See appendix E for assessment guidelines

- buildings or structures accessory to the above uses provided they are capable of relocation and subject to compliance with performance standards for permitted activities (see Table 5.1).

It is essential that the type, location and construction of coastal protection works be consistent with the risk and likely impact of the natural coastal processes at the site.

As such, coastal protection works are a restricted discretionary activity with the Council's discretion limited to the consideration of the effects of the work on the adjacent shoreline and neighbouring properties. Any application is subject to the submission to Council of a report, prepared by a qualified coastal engineer that includes the following:-

- an assessment of the general stability of the site

- a detailed engineering design (including drawings)

- a recommendation of an appropriate protective measure, including abandonment or relocation

- the effects of the recommended protective measure on the adjacent shoreline and neighbouring properties.

All other activities including subdivision, within this area, so defined on the planning maps, shall be non-complying.

5.2.5 Explanation

(a) Hours of Operation for non-residential activities in the Residential Mixed Zone are restricted to ensure the quiet relaxed nature of residential areas is maintained especially during night time hours. 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 Mixed Zone to help 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. The size of relocated buildings is limited to ensure that the buildings will not disrupt the amenities of the neighbourhood, because of being of a different scale.

(c) Height controls ensure that any building or structure does not adversely impact on the amenities of neighbours, in particular aspects such as sunlight, outlook and privacy. The height limits are set to allow an appropriate scale of activity to locate in each of the zones.

(d) Height in Relation to Boundaries is determined by use of recession planes (refer Appendix D for calculation of recession plane angle).

Use of the recession plane enables minimum and maximum distances and maximum height of buildings in relation to site boundaries to be determined. Recession planes help reduce the incidence of overshadowing and loss of outlook. Non compliance with recession plane controls shall require an application as a discretionary activity.

(e) Dwellings are permitted on a minimum site size of 300 m2 in the Residential Mixed Zone. Provision is made for a smaller site size as a discretionary activity and will be generally acceptable provided that the buildings are designed to provide each other with private space. Standards relating to height, site coverage, outdoor space and amenity. encourage the existing low to medium residential character of Hokitika to be maintained. Dwellings are discretionary in both the Industrial/Commercial and Commercial Zones. In these zones it is intended that there will be a concentration of commercial/industrial activities, with grouping for the convenience of the public and to maximise efficient use of the land and other resources for example shared parking, street improvements, public amenities. Dwellings in association with commercial/industrial activities may be appropriate.

(f) Front Yards are specified to give a sense of openness and maintain the predominant character of Hokitika. Front yards also allow space for landscaping, access and for infrastructure and services to be supplied to a site. They should not be used for external storage purposes. Other yards are specified for access and living space purposes.

Yard requirements between commercial and industrial zones and residential zones help define the zones and minimise any adverse environmental effects.

(g) Site Coverage is controlled to ensure that sufficient open space is provided in built up residential areas and that the scale and intensity of development remains in keeping with the dominant character of each zone. Maximum site coverage standards in the Residential Mixed Zone ensure that the low to medium density of the majority of development in this zone is retained.

(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 industrial zones border residential areas outlook and amenity is not adversely affected. Building length standards work with those for gross floor area and yard requirements 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. Any proposal to modify any of these scheduled sites will be publicly notified.

(k) Signs have less of an impact when set against an urban as opposed to rural context and are often appropriate and necessary for the operation of businesses. However, very large signs or an excess of signs can impact on the amenities of residential areas, in particular visual and aesthetic values and 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. 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 mixed zone and is particularly important where building density and site coverage is high. Outdoor space is important for maintaining residential amenity but 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 ensures that yards do not become visually offensive through storage of materials or untidy management practices.

(o) Verandahs are required in accordance with Appendix H when buildings are erected or reconstructed or substantially altered. Verandahs are a distinctive feature of the main streets of Hokitika and provide benefits for both residents and tourists alike including protection against inclement weather. The rule will help to ensure that the main street character is not undermined or jeopardised by new development.

(p) Non-residential activities excluding travellers' accommodation -number of workers - the restriction on number of workers in the Mixed Residential zone is to control the size and thus potential for adverse effects of non-residential activities in the predominantly residential areas. This measure has been adopted, rather than for example, specifying numbers of traffic movements per day as the latter could be difficult to monitor and enforce, particularly for activities with variable traffic generation characteristics.

(q)  Racecourse Terraces Concept Plan – the 7.8ha Racecourse Terrace new development area is subject to a concept plan in order to ensure development proceeds in a manner which protects important environmental features on the site, in particular indigenous vegetation on the escarpment area; and the proposed Council reserve at the northern end of the site. The plan also provides for appropriate pedestrian and vehicle connections with adjoining areas. The retention of the escarpment indigenous vegetation will maintain the natural character of this part of the site, which is the most visible part of the site from Hokitika.