Media

Hill Country Corporation Special Character Zone

Summary of key points



1. SPECIAL CHARACTER ZONE APPROACH

• planning horizon for overall development will exceed 10 year life cycle of operative District Plan
• aims to ensure the integrity of the general planning framework with a two-tier approach for development; first, by an overall structure plan which identifies the whole of the beach and areas where particular activities can occur and second, a comprehensive set of rules that will govern and control how development occurs within specified development areas before development can commence
• this adaptive management approach now more common in RMA planning for complex long term projects
• provides a more robust process for Council and community participation as development occurs.

2. KEY PREMISE OF THIS SPECIAL CHARACTER ZONE

• to release land to meet present and future demand at Ocean Beach within a comprehensive planning framework which enables a community to evolve and protect natural values
• the current district plan approach of case by case consideration of subdivision applications will not effectively balance development with the natural values of the area
• the statutory purpose of the RMA is to promote sustainable management
• active management required to realize the sustainability and sustainable management of the natural and physical resources of Ocean Beach
• this cannot be achieved passively; a community development is the basis upon which this will best be done

3. STRUCTURE OF THE PRIVATE PLAN CHANGE

• three main elements:

• Special Character Zone - provides zoning framework, sets rules and controls
• Structure Plan – guides where development occurs
• Comprehensive Development Areas – consent required for each stage as development occurs

• all future subdivision and development proposals must have regard to an Indicative Concept Plan
• Comprehensive Development Areas ensure implementation of the plan change occurs in a holistic co-ordinated manner; consistent with structure plan framework
• eight Ocean Beach sub-zones: each has own set of objectives, policies and rules
• give effect to Ocean Beach Special Character Zone objectives
• Sub-zones: three types of residential zones (1,2 and 3); village centre, commercial service, rural, rural equestrian, rural conservation
• additional layer of approvals required as new development occurs; must refer to preceding development
• avoids incremental and ad-hoc development
• minimises development of overall Ocean Beach settlement while allowing framework for community to establish over time in a co-ordinated way that protects natural features.

4. PHILOSOPHY OF THE SPECIAL CHARACTER ZONE

• driven by Ocean Beach Special Character Zone objectives:
• protect, preserve, manage and enhance natural character and associated natural, cultural and archaeological values
• provide diverse and viable coastal community
• achieve responsible mixed-use development that supports conservation and community development
• achieve high quality public environment and street system; high degree walkability and good connections within and to the beach
• provide wide range of residential and employment opportunities for public enjoyment of Ocean Beach

Will require:

• a development size (number of residential dwellings) sufficient to support a viable and diverse community
• development limited to tailor-made zones; restrictive standards of subdivision in areas of high sensitivity
• land use pattern and differential densities to facilitate housing choices, ease of access and viable set of services at central point in settlement.

5. COMMUNITY CONCEPT

• provisional yield of approximately 1,000 dwellings appropriate number to support viable and diverse community
• failure to achieve a critical mass that supports local services would result in car dependent satellite dormitory community
• will have mixed use including local service facilities; unlike satellite dormitory
• size and location of development footprint critical; supports walkability
• maintaining integrity of areas with high natural and cultural value
• restricted to southern end of beach
• create compact, walkable neighbourhood in which a sense of community is likely to develop
• amenity effects associated with higher densities offset by comprehensive set of urban design controls
• slightly larger development footprint than in Council’s draft structure plan
• to provide legal public access to the beach; visual and physical open space connections
• range of living environments

Development of a community at Ocean Beach which provides for social, economic and cultural wellbeing whilst protecting the significant environmental values associated with the area.


6.0 EVALUATION OF PROPOSED METHODS

Ocean Beach Special Character Zone

• approximately 1,000 dwellings sufficient to support range of community and commercial services
• mix of living types; higher densities at centre of settlement
• minimize development footprint; stricter controls over subdivision and development on residual rural zones
• protect areas of highest natural value; maintaining rural zones over majority of land

Hastings District Council Structure Plan

• will not support a viable, diverse mixed-use community
• approximate yield of 286; not sufficient number to support range of services and infrastructure
• result in dormitory development with social and environmental effects
• likely to be realized in short time frame and have to revisit the structure plan
• low densities, large settlement footprint for relatively small yield; minimizes walkability
• unlikely to foster sense of community
• too small a community to secure protection/conservation of natural environment
• high dependence on outside areas for goods and services

Status quo

• acknowledges existing development rights
• provides for development in areas of high natural values as well as low natural values without discriminating between the two
• fails to recognize high natural values; particularly at northern end
• would fragment ownership right along the beach

No development

• fails to recognize strong development pressures at Ocean Beach
• fails to recognize availability of land capable of accommodating development
• all land held in private (including multiple Maori) ownership
• clear ecological evidence natural values will continue to deteriorate without active and substantial management.

7.0 APPROPRIATENESS OF THE SPECIAL CHARACTER ZONE

• considered against purpose and principles of the Resource Management Act
• balances number of dwellings required to support viable, self-sufficient community with high natural values associated with Ocean Beach area

Appropriate because:

• promotes sustainable management of Ocean Beach area by carefully balancing relevant social, environmental and economic factors
• overall zoning framework allocates areas appropriate for development; imposing strict controls on development in the residual rural zones where areas of highest natural value
• development within open space and conservation framework; focus on restoration of native ecosystems and vegetation.

At the heart of this is a Special Character Zone which seeks to balance competing needs to create a coherent community development with minimal environmental impacts, principally through a limited development footprint and a whole-of beach solution.

It is critical that urban type development which is inconsistent with the Structure Plan does not occur within the Ocean Beach rural sub-zones in the future. A much more comprehensive set of controls, rules and policies than currently exist in the District Plan have been drafted to regulate this rigorously. Particular emphasis is placed on best practice urban design and ecological management.