UNITARY PLAN FEEDBACK REPORT Business Zones

Introduction Auckland Council recently completed Phase 2 of engagement on the draft Auckland Unitary Plan. This was an informal engagement period designed to encourage feedback across Auckland, to help improve the proposed unitary plan that will be notified later in 2013. Council received approximately 23,000 pieces of feedback on the draft unitary plan during the 11 week consultation period. Feedback received on the proposed business provisions was significant, as a proportion of all feedback received on the draft Unitary Plan. The majority of comments received on the Business zones related to the Metropolitan Centre, Town Centre and Local Centre zones provisions. Of this feedback, a significant number of comments expressed opposition to the maximum building heights for a specific centre, and many sought reduced limits. The common concern was that taller buildings would adversely affect the character and amenity of existing centres and/or that there would be insufficient infrastructure capacity to support a higher density of development. What is covered in this report? This report discusses each of the business zones and has been split into three main sections. Part 1 deals with the City Centre zone. Part 2 deals with the Metropolitan Centre, Town Centre, Local Centre, Neighbourhood Centre, Mixed Use, General Business and Business Park zones. The zones discussed in Part 2 have been grouped together as the rules that control development within these zones are broadly similar. Part 3 deals with the industrial business zones. For each sub-section we have summarised the draft unitary plan provisions and provided an overview of the feedback received. This report will be updated later to advise the public of changes that have been made by the politicians in response to comments received. The process for this is described in section 4.

1. City Centre zone

The draft unitary plan stated that the city centre is the top of the centres hierarchy and plays a pivotal role in Aucklands present and future success. The zone seeks to ensure the city centre is an international centre for business and learning, innovation, entertainment, culture and urban living. To improve the vibrancy of the city centre environment, the zone permits a wide range of activities to establish in most parts of the city centre. The draft unitary plan enables the greatest level of development in terms of height and floor area to occur in the city centre. Within the city centre itself, development potential is concentrated in the core central business district. Development potential reduces towards the ridgelines and transitions to lower heights on the waterfront and landward periphery. The zone manages the scale of development in order to protect important historic heritage places, sunlight admission to parks and public spaces, and significant views to the volcanic cones and other landmarks. The significant height and scale of buildings in the city centre increases their visibility from many places, providing public and private views at local and city-wide scales. In addition to managing the scale of development, the zone manages the quality of building design to ensure new buildings successfully integrate with the city centres existing built form

and public realm to create an attractive and recognisable skyline. The city centre makes an important contribution to our sense of identity. Within the city centre are precincts and overlays, which have their own distinct features and character. Precincts and overlays may have additional management provisions. 1.1 Draft Unitary Plan rules: City Centre zone As noted above, the draft unitary plan permitted a wide range of activities to establish in most parts of the city centre. The rules also provided liberal bulk and location controls to enable the efficient use of land within the Central Business District (CBD), however all new buildings and additions and alterations above a certain threshold require resource consent. The following is a summary of the permitted land use activities and development controls for the City Centre 1 zone . It is noted that the city centre precinct provisions have not been replicated here: Permitted land use activities Accommodation Boarding houses, dwellings, retirement villages, supported residential care, visitor accommodation Commercial services, entertainment facilities, offices, retail Artworks, care centres, community facilities, educational facilities, emergency services, healthcare services, hospitals, information facilities Industrial laboratories, light manufacturing and servicing, manufacturing, repair and maintenance services, warehousing and storage Marae complex Internal alterations to buildings Alterations above ground floor level to building facades, where the alterations are less than: 10% of its total surface area of the facade, or 15m ,
2

Commerce Community facilities

Industry

Mana Whenua Development

whichever is the lesser Additions to buildings that are less than: 10% of the existing GFA of the building, or 250m

whichever is the lesser

This report contains a summary of all business zone controls. For the avoidance of doubt, this is not intended to be a complete replication of all draft unitary plan rules.

Control Minimum site subdivision Building height size for

Details 200m
2

Various, with reference to a number of controls including: general height, height planes for admission of sunlight to public places, harbour edge height control plane, railway station building and garden view protection plane, Dilworth terraces view protection plane and Aotea Square height control. Rooftop projections including towers, turrets, chimneys, lift towers, machinery rooms and water towers that exceed the height of all parts of a parapet surrounding the roof on which the projections are located, must be enclosed in either a single structure or a maximum of three structures and integrated within the overall roof design. The ground floor of a new building must have a minimum finished floor to floor height of 4.5m for a minimum depth of 10m where it adjoins a street or public open space. The ground floor of a new building must be at the same level of the adjoining street for a minimum depth of 10m. Entrances to the ground floor of a building must be at grade with the adjoining street. On defined frontages, a new building or addition to an existing building must adjoin the site frontage for its entire length excluding vehicle and pedestrian access areas On sites within the Special Height Area, the maximum plan dimension of that part of the building 28m above mean street level must not exceed 50m On every frontage identified as 50%, the ground floor of a building must have clear glazing for at least 50% its width and 75% of its height On every frontage identified as 75% the ground floor of a building must have clear glazing for at least 75% of its width and 75% of its height

Rooftops

Minimum floor to floor/ceiling height

Ground floor frontage level

at

street

Building frontage alignment and height

Maximum tower dimension and tower separation

Glazing

Ground floor activities

This control requires that on defined sites, retail and commercial services occupy certain proportions of the ground floor Dwellings must not locate on the ground floor of a building adjoining public open spaces or streets

Residential at ground floor

Control Verandahs

Details New buildings, external alterations or substantial internal alteration to an existing building on certain sites must provide a continuous verandah along the full width of the building frontage. New buildings must not cause the mean wind speed to exceed the category for the intended use of the area (various categories) Buildings must be designed and built so that the reflectivity of all external surfaces does not exceed 20% of white light Buildings must not be at or above ground level within yards alongside identified locations in Freyberg Place, Myers Park and Queen Street For new buildings or the conversion of floor space within existing buildings to dwellings, visitor accommodation or boarding houses: An outlook space must be provided from each face of the building containing windows to principal living areas or bedrooms of any dwelling

Wind

Glare

Special amenity yard

Outlook space

Minimum dwelling size Daylight to dwellings

Dwellings must have a minimum gross floor area of 30m

Principal living rooms must have external glazing that is at least 40% of the floor area of that space Bedrooms must have external dwellings that is at least 20% of the floor area of that space For dwellings with three or more bedrooms, one bedroom may rely on borrowed light under certain circumstances

Minimum dimension of principal living rooms and principal bedrooms Servicing and waste

Principal living rooms and principal bedrooms within a dwelling must have no dimension less than 3m, excluding cupboards and other storage space A building or site containing 10 or more dwellings must provide a communal storage area for waste The basic FAR applying to any site in the city centre is identified on the planning maps in the zone. Bonus floor area is available where development incorporates one or more features such as works of art, historic heritage, accommodation and through-site links The basic FAR plus the accumulation of any BFAR must not exceed the MTFAR applying to a site

Basic floor area ratio (FAR) Bonus floor (BFAR) area ratio

Maximum total floor area ratio (MTFAR)

Streetscape

improvement

Certain sites identified within the draft unitary plan are

Control and landscaping Street sightlines

Details required to provide landscaping No buildings to be erected on the streets that will visually intrude identified sightlines to the harbour to Rangitoto Island and to the North Shore or to other natural features and landmarks as listed In a single building containing more than 20 dwellings, the combined number of studio ad one bedroom units must not exceed 70% of the total number of dwellings in the building A dwelling with the principal living room at ground level must have an outdoor living space capable of containing a rectangle measuring 4.5m x 4.5m that is directly accessible from the principal living room and is flat. Where an entire dwelling is above ground level, it must contain an outdoor living space in the form of a balcony or roof terrace that: Is at least 8m
2

Dwelling mix

Outdoor living space

Has a minimum depth of 2.4m

1.2 Feedback on the City Centre zone No common themes emerged in terms of either support or opposition to the principle of the City Centre zone, although some comments of support were received regarding enabling tall buildings in the CBD. The majority of feedback received was of a detailed nature, seeking specific revisions to objectives, policies or rules for both the underlying City Centre zoning and the precinct provisions. Frequent comments within the feedback requested changes to the bonus provisions, and changes to the proposed height controls. A small number of comments sought limits on tall buildings on the waterfront.

2. Metropolitan Centre, Town Centre, Local Centre, Neighbourhood Centre, Mixed Use, General Business and Business Park zones
By way of introduction, we have provided a broad overview of what the draft unitary plan intended with respect to the zones covered in this section. Metropolitan Centre The draft unitary plan proposed that there would be 10 Metropolitan Centres, which would be located within different sub-regional catchments of Auckland. The centres are second only to the city centre in overall scale and intensity and act as hubs for high frequency transport within their catchments. The zone provided for a wide range of activities including commercial, leisure, high-density residential, tourist, cultural, community and civic services. Precincts and overlays, which override the underlying zone or have additional rules, apply to

some of the metropolitan centres. Generally, the zone allows for high rise buildings to support an intense level of development. New development within the zone requires resource consent in order to ensure that it is designed to a high standard which enhances the quality of the centres public realm. Some street frontages within the zone are subject to a key retail frontage or general commercial frontage overlay. These rules control building appearance on retail or commercial frontages where there is high pedestrian activity. Town Centre This zone applied to suburban centres throughout Auckland, the satellite centres of Warkworth and Pukekohe, and the rural town of Helensville. The centres were typically located on main arterial roads, which provide good public transport access. The zone would provide for a wide range of activities including commercial, leisure, residential, tourist, cultural, community and civic services. Provisions enabled buildings between four to eight storeys high, depending on the characteristics of the centre. Increased height within the centres would facilitate increased office and residential living opportunities at upper floors. The draft unitary plan proposed that new development within the zone would require resource consent in order to ensure that it is designed to a high standard which enhances the quality of the centres streets and public open spaces. Local Centre This zone applied to a large number of small centres throughout Auckland. The centres were located in areas of good public transport. The zone provides for the local convenience needs of surrounding residential areas, including local retail, commercial services, offices, food and beverage, and small-scale supermarkets. Large-scale commercial activity was discouraged. Provisions allowed for buildings up to four storeys high, enabling residential use at upper floors. New development within the zone would require resource consent so that it is designed to a high standard which enhances the quality of the centres streets and public open spaces. Neighbourhood Centre This zone applied to single corner stores or small shopping strips located in residential neighbourhoods. They provide residents and passers-by with daily retail and commercial service needs. Buildings of up to three storeys high and residential use at upper floors were permitted. The provisions expected development to be in keeping with the surrounding residential environment. Mixed Use This zone was typically located around centres and along frequent public transport corridors and major road corridors. It was envisaged that the zone would act as a transition area, in terms of scale and activity, between residential areas and the City Centre, Metropolitan and Town Centre zones. It also applied to areas where there is a need for a compatible mix of residential and employment activities.

The zone provided for residential and smaller scale commercial activity that does not cumulatively affect the viability of centres. Where the zone is adjacent to the city centre, metropolitan centres and larger town centres, buildings up to six or eight storeys in height were permitted. In other areas where the zone applies, buildings up to four or five storeys were permitted. The provisions did not specifically require a mix of uses on individual sites or within areas, but the draft unitary plan expected buildings to be adaptable so that the uses within them can change over time. General Business This zone provided for business activities that may not be appropriate for, or are unable to locate in, centres. This includes activities ranging from light industrial to limited office and large format retail activities. Large format retail is preferred in centres but the draft unitary plan recognised that this is not always possible. Large format retail activities are appropriate in the General Business zone only when this does not adversely affect the vitality and viability of the City Centre, Metropolitan and Town Centre zones. Although the application of the zone within Auckland is limited, it is an important part of the Unitary Plans strategy to provide for growth in commercial activity and manage the effects of large format retail. Small retail activities were considered inappropriate in the zone as the presence of these activities, in combination with large format retail, would effectively create an unplanned centre. Residential activity was also not envisaged due to the presence of light industrial activities and the need to preserve land for out-of-centre commercial opportunities. The zone was located in areas close to the City Centre, Metropolitan and Town Centre zones or along identified growth corridors, where there is good transport access and exposure to customers. The draft unitary plan expected that development in the zone would contribute to an active street edge. Business Park The draft unitary plan proposed that a business park would be a location where office-type business activities can group together in a park or campus like environment. This zone enabled moderate to intensive office activity and some ancillary services such as gymnasiums, child care and food and beverage outlets. These high amenity and comprehensively planned business areas would be located adjacent to high frequency public transport networks. The zone was designed to recognise the existing business parks of Smales Farm and Central Park. It had a limited future application, as new office activities are expected to locate within and reinforce the roles of the city centre, metropolitan centres and town centres. Where new business parks are proposed, limits are expected to be put in place on the amount of office that can establish within these parks. A summary of the permitted land use activities and development controls for these zones follows below.

2.1 Draft Unitary Plan rules: Centres, Mixed Use, General Business and Business Park zones The following is a summary of the land use activities permitted within the Metropolitan Centre, Town Centre, Mixed Use, General Business and Business Park Zones, and a broad overview of the rules controlling the appearance of development within the zone. Any activities not listed below under the various zone headings require an application for resource consent. Permitted land use activities Activity Metropolitan Centre Dwellings, retirement villages, supported residential care, visitor accommodation and boarding houses Town Centre Local Centre Neighbourhood Centre Dwellings, conversion of a building or part of a building to dwellings, visitor accommodation or boarding houses, supported residential care Mixed Use General Business Resource consent required for all accommodation activities (noncomplying) Business Park

Accommodation

Dwellings, retirement villages, supported residential care, visitor accommodation and boarding houses

Dwellings, supported residential care, visitor accommodation and boarding houses

Dwellings, retirement villages, supported residential care, visitor accommodation and boarding houses

Resource consent required for all accommodation activities

Commerce

Commercial services, commercial sexual services, entertainment facilities, food and beverage, funeral directors premises, garden centres, marine retail, motor vehicle sales, offices, retail, supermarkets, trade suppliers Art works, care centres, community facilities, education facilities, healthcare services

Commercial services, commercial sexual services, entertainment facilities, food and beverage, funeral directors premises, garden centres, marine retail, motor vehicle sales, offices, retail, supermarkets, trade suppliers Art works, care centres, community facilities, education facilities, healthcare services

Commercial services, commercial sexual services, food and beverage, funeral directors premises, offices 2 up to 500m GFA per site, retail up 2 to 450m per site

Commercial services, commercial sexual services, food and beverage, offices 2 up to 500m GFA per site, retail up 2 to 450m per site

Commercial services, commercial sexual services, drive through facilities, entertainment facilities, food and beverage, funeral directors premises, offices 2 up to 500m GFA per site, retail up 2 to 450m per site

Commercial services, drive through facilities, entertainment facilities, food and beverage, offices up to 2 500m GFA per site, storage and lock up facilities

Commercial services, food and beverage, offices

Community

Art works, care centres, community facilities, education facilities, healthcare services

Art works, care centres and healthcare services

Art works, care centres, community facilities, education facilities, healthcare services

Art works, community facilities, education facilities

Art works, care centres

Industry

Artisan industries, industrial laboratories, light manufacturing and servicing, repair and maintenance services, warehousing and storage

Artisan industries, industrial laboratories, light manufacturing and servicing, repair and maintenance services, warehousing and storage

Artisan industries, industrial laboratories, light manufacturing and servicing, repair and maintenance services, warehousing and storage

Artisan industries, repair and maintenance services

Artisan industries, industrial laboratories, light manufacturing and servicing, repair and maintenance services, warehousing and storage

Artisan industries, industrial activities, industrial laboratories, light manufacturing and servicing, repair and maintenance services, warehousing and storage Marae complex Demolition of buildings, all alterations to building facades (up to a specified threshold), additions to buildings (up to a specified threshold), internal alterations

Artisan industries, industrial laboratories, light manufacturing and servicing, repair and maintenance services, warehousing and storage

Mana Whenua Development

Marae complex Alterations to building facades (up to a specified threshold), additions to buildings (up to a specified threshold), internal alterations

Marae complex Demolition of buildings, Alterations to building facades (up to a specified threshold), additions to buildings (up to a specified threshold), internal alterations

Marae complex Demolition of buildings, alterations to building facades (up to a specified threshold), additions to buildings (up to a specified threshold), internal alterations Buildings, demolition buildings, additions alterations buildings, internal alterations

Marae complex Demolition of buildings, alterations to building facades (up to a specified threshold), additions to buildings (up to a specified threshold), internal alterations

Marae complex Demolition of buildings, alterations to building facades (up to a specified threshold), additions to buildings (up to a specified threshold), internal alterations

of any and to any

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Control Minimum site size for subdivision

Details Metropolitan Centre 200m

2

Town Centre

Local Centre

Neighbourhood Centre 200m

2

Mixed Use

General Business 200m

2

Business Park

200m

200m

200m

1,000m

Building height

72.5 metres/18 storeys design and development overlays or precincts for specific centres may vary this maximum

Small: 16.5 metres/4 storeys Medium: 24.5 metres/6 storeys Large: 32.5 metres/8 storeys

16.5 metres/4 storeys

12.5 metres/3 storeys

16.5 metres/4 storeys design and development overlays for specific mixed use zones may vary this maximum

16.5 metres/4 storeys

20.5 metres/5 storeys

Height relation boundary

in to

Where the zone adjoins the Single House or Mixed Housing zones. Buildings must not project beyond a 45 degree recession plane measured from a point 2.5 metres above ground level along the zone boundary. In the Metropolitan Zone the recession plane extends for only 30 metres in to the zone Where the zone adjoins the Terrace Housing & Apartment Building zone. Buildings must not project beyond a 60 degree recession plane measured from a point 8 metres vertically above ground level along the zone boundary Where the Metropolitan Centre and Town Centres zones adjoin the Mixed Use or General Business zones. Buildings must not project beyond a 60 degree recession plane measured from a point 8 metres vertically above ground level along the zone boundary Where the Metropolitan Centre zone adjoins a public open space zone on the northern boundary: Buildings must not project beyond a 45 degree recession plane measured 8.5 metres vertically above ground level along the boundary. On the eastern, western or southern boundary: buildings must not project beyond a 45 degree recession plane measured from a point 16.5 metres vertically above ground level along the zone boundary Where the Town Centre and Mixed Use zones adjoin a public open space zone: Buildings must not project beyond a 45 degree recession

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plane measured from a point 8.5 metres above ground level along the zone boundary Where the Local Centre and General Business zones adjoin a public open space zone. Buildings must not project beyond a 45 degree recession plane measured from a point 4.5 metres above ground level along the zone boundary Where the Neighbourhood Centre and Business Park zones adjoin a public open space zone. Buildings must not project beyond a 45 degree recession plane measured from a point 2.5 metres above ground level along the zone boundary Building setback upper floors Metropolitan Centre 24.5 metres (6 storeys): 6 metres minimum setback Maximum tower dimension and tower separation Buildings fronting street Town Centre Local Centre Neighbourhood Centre N/A Mixed Use General Business 16.5 metres (4 storeys): 6 metres minimum setback Business Park

at

16.5 metres (4 storeys): 6 metres minimum setback

16.5 metres (4 storeys): 6 metres minimum setback

16.5 metres (4 storeys): 6 metres minimum setback

N/A

The maximum plan dimension of that part of the building above the required setback above must not exceed 50 metres

the

Key retail frontage overlay, Local Centre and Neighbourhood Centre zones : A new building must adjoin the site frontage for its entire length in the key retail frontage overlay (vehicle access areas excluded from this control in the Local Centre and Neighbourhood Centre zones) General commercial frontage: A new building must adjoin the site frontage for at least 70% of its length All other parts of Metropolitan and Town Centres not subject to overlays, Mixed Use and General Business zones: A new building must adjoin the site frontage for at least 50% of its length

Building entrances

At least part of the main pedestrian entrance to a building must be on or within 3 metres of the site frontage

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Minimum floor to floor ceiling height

Key retail frontage and general commercial frontage: Ground floor must have a minimum finished floor to floor height of 4.5 metres for a minimum depth of 10 metres All other parts of the Metropolitan Centre and Town Centre zones not subject to the above overlays, and all other business zones: Ground floor must have a minimum finished floor to floor height of 4 metres for a minimum depth of 10 metres The finished floor to floor height of new buildings above ground floor must be at least 3.6 metres where those floors will accommodate non-residential activities The finished floor to finished ceiling height of new buildings above ground floor must be at least 2.7 metres where those floors will accommodate dwellings

Glazing

Key retail frontage overlay: Ground floor of a building must have clear glazing for at least 75% of its width and 75% of its height The Ground floor of a building in the General Business that is fronting the street or Public Open Space must have clear glazing for at least 50% of its width and 75% of its height All other areas not subject to the above overlay: The ground floor of a building must have clear glazing for a. at least 60% of its width and 75% of its height where it fronts a street or public open space b. at least 30% of its width and 75% of its height where it fronts a public open space which is on the side or rear boundary

Residential ground floor

at

Dwellings must not located on the ground floor of a building adjoining public open spaces and streets

Ground floor at street frontage level

Key retail frontage and general commercial frontage overlays: Ground floor of a building must be at the same level of the adjoining street for a minimum depth of 10 metres, except where the adjoining street slopes along the site frontage All other areas and business zones: Entrances to the ground floor of a building must be at grade with the adjoining street. The level of the site frontage must be measured at every point along that boundary

Verandahs

Key retail frontage overlay: These rules require at the ground floor of a building subject to the overlay to provide a verandah along the full

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extent of its frontage. There are standard dimension and lighting requirements such as having a minimum height of 3 metres above the footpath Building frontage height Yards Rear Key retail frontage overlay: New buildings must have a minimum height of 8.5 metres or two storeys for a minimum depth of 10 metres from the site frontage. Centres, Mixed Use and General Business zones 3 metres where the rear boundary adjoins a residential or open space zone or reserve vested in council 3 metres where a side boundary adjoins a residential zone 10 metres from the edge of all permanent and intermittent streams Business park 5 metres where the rear boundary adjoins a residential or open space zone or a reserve vested in council 5 metres where a side boundary adjoins a residential zone 10 metres from the edge of all permanent and intermittent streams

Side Riparian

Side and rear yards must be fully planted with trees shrubs and ground cover plants within and long the full extent of the yard to provide a layered and densely planted visual buffer. Planting must include specimen trees Building setback Business zone Buildings may be set back up to a maximum of 7.5 metres from the site frontage. Car parking must not locate within a setback from the site frontage and a setback must be fully planted with trees, shrubs and ground cover plants

in Park

Landscaping

1. Business Park zone: at least 20% of a site must be landscaped 2. General Business and Mixed Use zones and all areas of Metropolitan and Town Centre zones not subject to key retail or general commercial frontage overlays: Landscaping must be provided along the frontage of sites not occupied by buildings or access points for a depth of 3 metres 3. Landscaping must comprise trees, shrubs and ground cover plants

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Impervious area threshold in General Business and Business Park zones Wind Dwellings, visitor accommodation and boarding houses

Impervious area threshold is 80%

A new building exceeding 25 metres in height must not result in wind speeds around them to exceed specified categories These activities in the business zones are required to comply with the specified residential zone controls such as outlook space, minimum dwelling size, daylight to dwellings etc

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2.2 Feedback on the Metropolitan Centre zone While a moderate proportion of respondents expressed support for the principle of the Metropolitan Centre zone including intensification around centres, the majority of comments received opposed the proposed height limit of 72.5 metres (18 storeys), and requested lower limits, ranging from under four storeys to 12 storeys. Some respondents requested that Council amend the Unitary Plan to provide for a transitional height limit. A small proportion of comments were received requesting that the height limit be increased, and one respondent requested that the Unitary Plan be amended to remove the height limit from Metropolitan Centres all together. A small number of comments included requests for the Metropolitan Centre zone to be extended more widely or to be applied to their specific site. The council received a number of requests for revisions to the zone development controls; for example in relation to the daylight to dwellings control, there were some requests for this control to be reduced from 40% to 20% to be consistent with the building code. Other requests included relaxation of the controls for vehicle crossings, for example where no other alternative exists for servicing of commercial buildings. Other requests included revisions to the specific wording of objectives and policies for the zone. 2.3 Feedback on the Town Centre zone As with the Metropolitan Centre zone feedback, some respondents expressed support for the principle of intensification around Town Centres. A moderate proportion expressed support for the application of the Town Centre zone to specific sites. The majority of comments received focused on the proposed Town Centre small (4 storeys), medium (6 storeys) and large (8 storeys) height limits. These respondents were generally opposing height limits for specific centres most of these were seeking reduction in the specified height limit, but some feedback requested an increase. A large proportion of comments received related specifically on the Milford Large Town Centre zoning. The majority of respondents opposed the Large Town Centre zoning for Milford, and opposition generally focused on the eight storey height limit. Of those who opposed the proposed zoning for Milford, the concerns generally related to the potential effects of taller buildings on the character of the centre and the ability of existing infrastructure to support a higher density of development. Some respondents requested that Milford be rezoned as a Medium Town Centre. Some support was received for the intensification of centres such as Orewa, stating that this area has the capacity to accommodate growth. Others considered that the proposed height limit would compromise the character of the town. Some respondents expressed concern about the Town Centre height limits on the historic character of neighbourhoods such as Onehunga and the existing Residential 1 zone areas of the Auckland Isthmus. A few respondents expressed support for increased development opportunities in Helensville town centre through up-zoning. There were also a number of requests received for amendments to the Town Centre objectives, policies and development controls.

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2.4 Feedback on the Local Centre zone Comments received in support of the Local Centre zone generally related to the application of the Local Centre zone to specific sites. There were two main themes identified in the feedback on the Local Centre zone, namely: opposition to the Local Centre zoning for St Heliers generally respondents opposed the extent of the zone and/or the maximum height limit. Of the comments received in opposition to the proposed Local Centre zoning for St Heliers, a large number requested that the height limit be reduced to either 8 metres or 9 metres. The second matter receiving a high proportion of comments was the proposed Local Centre zoning for Pt Chevalier. Respondents expressed concern that comprehensive redevelopment of the area would be limited by the large number of landowners holding titles within the area. Other comments received expressed concern or opposition to the proposed Local Centre zoning for Mt Eden and West Lynn. Some respondents requested that the West Lynn shops be re-zoned Neighbourhood Centre. 2.5 Feedback on the Neighbourhood Centre zone There was no significant opposition received in relation to the Neighbourhood Centre zone and no predominant themes identified within the feedback on this zone, other than general comments relating to the height limit. A moderate proportion of respondents requested that the height limit be reduced from 12.5 metres to 10 metres. A few comments were received in support of the Neighbourhood Centre zone being applied to specific sites. 2.6 Feedback on the Mixed Use zone As with the Neighbourhood Centre zone, there was no significant support or opposition to the principle of the Mixed Use zone. There were three prevailing themes identified in the comments received. A number of comments were received expressing concern about the nature of land use activities provided for on a permitted basis within the Mixed Use zone. Respondents also expressed concern that the Mixed Use zone development controls would be inadequate to protect the amenity values of adjoining residential zones. The third main theme identified in the feedback was comments regarding the Mixed Use zone height limits: some in opposition and/or seeking a lower limit, and others seeking a higher height limit. There were some requests received for a 2 2 relaxed activity status for retail and office activities above the 450m and 500m GFA thresholds respectively. 2.7 Feedback on the General Business zone Officers review of the feedback did not identify any distinguishable theme in terms of opposition or support for the General Business zone or large format retail provisions. There were some requests for the activity status for retail activities to be relaxed and other more specific requests for amendments to objectives and policies, development controls and assessment criteria. 2.8 Feedback on the Business Park zone Relative to the other business zones, a small number of comments were received specifically on the Business Park zone provisions. As such, no particular theme was identified within the

17

feedback. Some comments opposed the Business Park zoning for specific sites. Other comments requested a strategic review of the approach to Business Park zoning, and specific amendments to the Business Park objectives, policies and rules.

3. Heavy Industry and Light Industry

This section of the report deals with feedback received on the Heavy Industry and Light Industry zones. These two zones are dealt with together to reflect the approach taken in the draft unitary plan, where the development controls are listed together under section 4.3.3.4.2. The Heavy Industry zone provided for industrial activities that may produce unpleasant or noxious odour, dust and noise emissions. A key attribute of the zone is that it contains sites large enough to accommodate large-scale low intensity industrial activities. Sensitive activities were not considered appropriate in the zone and buildings were expected to have a mainly functional standard of amenity. The draft unitary plan provided that this zone would be typically located close to key freight routes. The draft unitary plan proposed that the Light Industry zone would provide for light industrial activities that do not generate significant unpleasant or noxious odour, dust or noise emissions. This includes light manufacturing, production, logistics, storage, transport and distribution activities. Due to the industrial nature of the activities, sensitive activities such as residential, office or retail activities that are not related to the predominant use on-site were not considered appropriate. An exception was made for trade suppliers, motor vehicle sales and garden centres, which may locate in the zone subject to location and traffic considerations. 3.1 Draft Unitary Plan rules: Heavy Industry and Light Industry zones The following is a summary of the permitted land use activities and development controls proposed for the Light Industry and Heavy Industry zones within the draft unitary plan. Permitted land use activities Activity Accommodation Heavy Industry Workers accommodation (1 per site) Dairies up to 100m GFA Food and beverage up to 100m GFA
2 2

Light Industry Workers accommodation (1 per site)

Commerce

Dairies up to 100m GFA Food and beverage up to 100m GFA

2

Offices that are accessory to an industrial activity on the site and the GFA does not exceed 20% of all buildings on site Retail accessory to an industrial activity on the site, where the goods sold are manufactured on site and the GFA does not exceed 10% of all buildings on site

Offices that are accessory to an industrial activity on the site and the GFA does not exceed 20% of all buildings on site Retail accessory to an industrial activity on the site, where the goods sold are manufactured on site and the GFA does not exceed 10% of all buildings on site

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Service stations N/A N/A Community Educational facilities that are accessory to an industrial activity on the site N/A Industry Rural Industrial activities N/A N/A Development Construction of buildings, alterations and additions to buildings and demolition of buildings

Service stations Show homes Storage and lockup facilities Educational facilities that are accessory to an industrial activity on the site Emergency services Industrial activities Animal breeding or boarding Horticulture Construction of buildings, alterations and additions to buildings and demolition of buildings

Control Minimum site size for subdivision

Details Heavy Industry 5,000m

2

Light Industry 2,000m

2

Building height

Buildings must not exceed 10 metres high where they are located within 50 metres from a Residential or Open Space zone Buildings must not exceed 20 metres where they are located more than 50 metres from a Residential or Public Open Space zone.

Impervious area threshold Yards Front

80% Heavy Industry 3 metres Light Industry 3 metres Yards are not required for internal roads or service lanes

Rear

5 metres where the rear boundary adjoins a Residential or Open Space zone

5 metres where the rear boundary adjoins a Residential or Open Space

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or reserve vested in council Side 5 metres where the rear boundary adjoins a Residential or Open Space zone or reserve vested in council

zone or reserve vested in council 5 metres where the rear boundary adjoins a Residential or Open Space zone or reserve vested in council

Storage and Screening

Any outdoor storage or rubbish collection areas that directly face and are visible from a residential, rural or open space must be screened from those areas by a solid wall or fence at least 1.8 metres high

3.2 Feedback on the Heavy Industry zone No prevailing theme emerged in terms of particular support or opposition to the principle of the Heavy Industry zone or its rules. Comments which recurred within the feedback comprised of the following: Requests for suitable buffers between the Heavy Industry and residential zones, including visual screening of Heavy Industry areas; requests for strong controls to prevent the establishment of large format retail activities within the zone; requests for the minimum lot 2 size to be reduced the majority of comments requested a reduction to 2,000m ; and requests for revisions to specific objectives, policies and development controls. 3.3 Feedback on the Light Industry zone As with the Heavy Industry zone feedback, no prevailing theme emerged in terms of particular support or opposition to the principle of the Light Industry zone or its rules. Comments which recurred within the feedback comprised of the following: Opposition to the rule requiring automatic public notification of applications for office, retail and dwellings listed as non-complying activities. Requests for the minimum lot size to be 2 reduced from 2,000m . A number of comments were received requesting that the Unitary Plan be amended to provide greater flexibility in the range of permitted land uses within the Light Industry zone. Examples included offices and limited large format retail. Other comments opposed the application of the Light Industry zone to specific sites and some requested an alternative zoning. There were also requests for revisions to specific objectives, policies and development controls.

4. Next Steps
Councillors and Local Board chairs are having a series of workshops through to early August to work through potential changes to the plan. Interim direction setting on changes will be made at special Auckland Plan Committee meetings to be held in public throughout this time, before the final changes are discussed at formal, public Committee meetings at the end of August. Some special Auckland Plan Committee meetings have already been held.

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Once final changes are agreed at the formal public committee meetings, this report will be republished on the Councils website with details of the key changes to the business zones. Shortly after this report is republished, the proposed Auckland Unitary Plan will be released for notification, kick-starting the three-year formal consultation process. This will include two rounds of submissions and hearings, before the plan then becomes operative.

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