1. Adverse effects on the function and amenity of the City Centre, Metropolitan and Town Centre zones are avoided.

1. Limit the permitted amount of office space to avoid adverse effects on the vitality and viability of the City Centre and nearby Metropolitan and Town Centre zones.

2. Assess applications to exceed the permitted amount of office space against the objectives and policies of the Business Park zone.

•One supermarket of up to 3000m² GFA

•Retail other than a supermarket up to a total of 1200m² GFA

1. A small-scale supermarket is provided for.

2. Provision for limited additional retail space is enabled.

1. Enable a small-scale supermarket and enhanced retailing opportunities at the intersection of Hugh Green Drive and Greville Road.

2. Restrict supermarkets that are larger than 3000m² GFA.

3. Restrict retail other than a small-scale supermarket to a total of 1200m² GFA.

1. Small stand-alone office activities are enabled.

2. Large stand-alone office activities are restricted.

1. Enable small stand-alone office activities that are not usually accommodated in the Light Industrial zone.

2. Restrict office activities exceeding 500m² per site.

•Sub-precinct A

•Sub-precinct B

•Sub-precinct C

•the protection of any significant natural features of the land, including landscape impacts for the Lucas Creek escarpment, and impacts arising from the identified ‘ridgeline sites’ and eventual building heights in this area.

•water quality for the Lucas Creek catchment, and on-site stormwater management.

•the standard of roads to serve the subdivided area.

•protection from the effects of sites adjoining a ‘high noise route’ (northern motorway).

1.Subdivision and development within Albany 3 is designed and implemented in a comprehensive, efficient and integrated way.

2. Development takes place outside of the Landscape Protection area, the proposed reserve, and the proposed drainage reserve.

3. Significant natural features of the land are protected.

4. The water quality of the Lucas Creek catchment is not further degraded.

5. Development adjoining the northern motorway is designed to minimise noise effects.

1.Restrict subdivision and development within Albany 3 where it does not comply with the minimum site size requirements.

2. Prevent development in the Landscape Protection area, the proposed reserve, and the proposed drainage reserve.

3. Protect significant natural features of land, including landscape impacts for the Lucas Creek escarpment, and impacts arising from the identified ‘ridgeline sites’ in sub-precinct B.

4. Require that development does not further degrade the water quality of the Lucas Creek catchment.

5. Minimise noise effects of the adjoining northern motorway through appropriate design.

1.Development of the centre reflects the key features and outcomes of the Albany Centre Structure Plan.

2.A range of distinct areas or ‘sub-precincts’ within Albany centre where different predominant activities are located, along with other support activities is provided.

3.Ongoing use and development of the North Shore Domain and North Harbour Stadium is not compromised by the location and development of other activities within Albany centre.

4.High-density residential development is the primary activity, and a limited range of retail uses is enabled where they support the desirability and attractiveness of the area.

5.Significant employment opportunities are provided by high-intensity development in Albany centre to support future population growth.

6.High-density office development is the primary activity, with a limited range of retail uses where they support the desirability and attractiveness of the area.

7.Car-orientated commercial and entertainment activities are the primary use, with a limited range of retail uses where they support the desirability and attractiveness of the area.

8.Significant employment opportunities are provided by high-quality office and light commercial development in the southern section of Albany centre to support future population growth.

9.Office development in a business park environment is the primary activity, with a limited and specific location for retail uses to support the desirability and attractiveness of the area that do not detract from the retail focus provided in the central and northern part of Albany centre.

1.Enable an appropriate mix and layout of activities, buildings, movement of pedestrians and vehicles, and open space networks within the centre so as to achieve a sustainable, safe and visually attractive environment, with vibrant public spaces that encourage community interaction.

2.Provide for a range of opportunities for retail activities within the centre that support the desired employment, urban form and character outcomes for its different sub-precincts.

3.Provide opportunities for intensively developed apartments within specified parts of the centre to and a high standard of residential amenity and design.

4.Require that any development within the Centre provides sufficient off-street parking and is designed and located to facilitate traffic movement (both vehicular and pedestrian) within the centre.

5.Require development to create a connected green network that links the different parts of the centre with parks and other public spaces as described in the Albany Centre Structure Plan.

6.Seek to ensure that all buildings, additions, alterations or development make positive contributions to the amenity of the centre and its surrounds, help to achieve a comprehensively-planned, well-integrated and attractive centre, and achieve high quality urban design outcomes including:

a.creation of an attractive, active and lively retail street frontage to Civic Crescent and Cornerstone Drive between Don Mackinnon Drive and Corban Avenue

b.enabling vehicle and pedestrian access through the Centre to help link the northern and southern areas of the centre, including a new street between Don McKinnon Drive and Civic Crescent

c.maintaining views and pedestrian and cycle access along the axis to and from Spencer Ridge Reserve and the central park area shown on the Albany Centre Structure Plan.

7.Require development to complement, and where necessary provide for, pedestrian linkages between the North Shore Domain and North Harbour Stadium and the major public transport points and public parking areas within and adjacent to the wider centre.

8.Focus retail and entertainment activities within the centre predominantly on public streets, particularly the central block south of Civic Crescent and the development of a Main Street area linking the busway station with this area.

9.Require activities adjoining the new Main Street on Cornerstone Drive to support the development of a vibrant main street that encourages daytime and evening use of the area through the mix of activities, including retail, cafes, restaurants, cinemas, offices and above ground floor residential apartments.

10.Recognise the North Shore Domain and North Harbour Stadium as important regional facilities by requiring new residential development to avoid, remedy or mitigate against any adverse effects generated beyond its boundaries.

11.Require development within the centre to be of an urban character appropriate to its sub-regional role, with the creation of a strong local identity. Elements that contribute to the creation of strong local identity include the various features shown in the Albany Centre Structure Plan and:

a.buildings in close proximity to site frontages

b.active uses along street frontages and development above ground floor overlooking the street

c.breaking down building forms into horizontal distances that create a human scale and visual interest, safety and activity along street frontages for pedestrians

d.street trees and landscaping that complement those already established within the centre and which are ecologically and culturally appropriate to their location

e.buildings that provide shelter for pedestrians and continuous areas of paving along streets to provide for pedestrian amenity in the centre

f.absence of large on-site parking areas between buildings and streets

g.absence of blank walls along street frontages, and adjacent to and visible from other public spaces

h.landmark buildings or features of innovative design on prominent sites that contribute to the creation of a unique identity within the centre

i.access to daylight and sunlight within buildings and in streets, other public spaces and private outdoor spaces.

12.Require development of high-density residential to provide for apartments with a high standard of residential amenity and a limited amount of convenience retail.

13.Ensure that the potential of the sub-precinct to provide for employment opportunities is not compromised by predominantly low-density development, or reverse sensitivity associated with inappropriate forms or location of residential development.

14.Encourage employment-generating activities such as high-density office development by limiting retailing to activities that provide for the convenience needs of office activities and which do not diminish the amenity and vibrancy of the sub-precinct.

15.Encourage the development of a general business area by enabling the establishment of car-orientated commercial and entertainment activities and limiting retail activities to those formats which are unsuitable for the other higher amenity parts of the Albany Centre precinct.

16.Encourage employment-generating activities such as office development in a high-quality business park setting.

17.Limit retailing to locations that provide for the needs of office activities and which do not diminish the business park amenity of the sub-precinct.

•Sub-precinct A provides for public access and open space, and for marine-structures around the seaward edge of the precinct

•Sub-precinct B provides for the marine related uses, car parking, clubrooms and open space areas, cafes (food and beverage), licensed premises and residential development 

•Sub-precinct C provides for the existing public boat ramp and associated trailer parking 

•Sub-precinct D provides for the main road into the precinct 

•Sub-precinct E provides for the development of ferry terminal facilities and for associated parking 

•Sub-precinct F provides for community uses and recreation

•Sub-precinct G provides for marina, ferry service, marine and port activities. 

The objectives and policies of the underlying marina zone apply in the following precinct and sub-precincts unless otherwise specified. Refer to the planning maps for the location and extent of the precinct and sub-precincts.

Bayswater Marina was the subject of an Environment Court decision (No. A 018/2009) in early 2009.

1. New development avoids adverse effects of visual dominance and shading on Beachfront Lane and the adjoining beachfront reserve, or the character of the coastal environment.

1. Limit the height and scale of new development adjacent to Beachfront Lane.

•ensuring land stability and providing for appropriate open space and future land use activities

•safeguarding and enhancing the amenity values of the park and adjoining areas

•managing stormwater flows to maintain or enhance fresh and coastal water quality

•managing the habitat (wildlife) values of the ponds and associated riparian (land) areas

•intermittent odour from the ponds affecting residential amenity

•Area H, as shown in Figure 1, comprises the part of the site in which taller, bulkier structures are considered less likely to have adverse effects. However, such structures in or adjacent to the area containing the Category A scheduled items are of greatest concern in terms of the adverse effects referred to above.

•Area D, as shown in Figure 1, comprises the 'front' of the site adjacent to the coastline where development has the potential to create adverse effects on scheduled buildings, and on the cultural heritage landscape. Accordingly a lower permitted base height is appropriate, in order to provide for adequate consideration of the potential adverse effects of the 'operational' or other buildings and structures that might be proposed for this area.

1.The unique cultural heritage values of the buildings and structures of the Chelsea sugar refinery industrial site are recognised.

2.The unique cultural heritage sites are protected and the ongoing operational requirements of the working refinery activities are enabled.

3.The heritage values and character, including the heritage refinery buildings, and ecological, landscape and amenity attributes of the sub-precinct are maintained and enhanced.

4.The comprehensive redevelopment for a range of uses including appropriate residential, business, community, employment and recreation activities is enabled.

5.Public transport services are provided to serve development on the land, including if appropriate in the circumstances, water-based transport.

6.Activities and re-development in the sub-precinct recognise the natural and physical resources and historic heritage values of the land and the open space areas of the site.

4. Protect and maintain the cultural heritage values of the Chelsea sugar refinery industrial site whilst recognising the ongoing operations of the refinery.

5. Enable the adaptation of scheduled buildings and structures to accommodate refinery operations.

6. Recognise and conserve the collective significance of scheduled buildings and structures.

7. Avoid the demolition of scheduled buildings and structures unless all reasonable options for adaptation, alteration or reuse have been considered. Where demolition is to allow for new buildings or activities consideration of alternative methods and sites should be undertaken.

8. Maintain the landmark importance and visual integrity of the scheduled buildings and structures as viewed from public vantage points across the water.

9. Retain the original fabric, appearance and character of scheduled buildings and structures.

10. Require any additions to scheduled buildings to be identifiable as new but use materials and forms that are sympathetic to the heritage character of the collection of scheduled buildings.

11. Require new buildings and structures to be constructed in preference to making additions to scheduled buildings and structures.

12. Require new buildings and structures to be sympathetic to the robust industrial form, bulk, character and scale of scheduled buildings and structures, and to not dominate or obscure them, or seriously detract from their collective significance.

13. Require new buildings to maintain the distinctive profile of the scheduled buildings centred on the Cistern House turret (or cupola), and views of the vegetated backdrop and avoid occupying the foreground with inappropriate building forms or with tall or bulky structures that dominate or obscure scheduled buildings and structures, principally as viewed from public vantage points across the water.

14. Require structures that are necessary to link scheduled buildings or connect these to new buildings to be simple in form, small in scale, and enclosed only to the extent necessary to provide weather protection.

15. Manage routine maintenance to minimise adverse effect on the heritage elements or values of scheduled buildings and structures.

16. Require replacement and repair of the original fabric of scheduled buildings and structures to be carried out using materials the same as or similar to the original, and is sympathetic to the original design of the building or structure.

17. Require photographic records to be made, prior to work commencing, for any significant alteration to or demolition affecting a scheduled building or structure. The records are to deposited with the Birkenhead Library archive of the Chelsea sugar refinery.

18. Enable a range of activities including residential, business, community and recreational opportunities.

19. Require that the bulk, massing and heights of buildings are appropriate to a prominent coastal location and its significant cultural and landscape values.

20. Require land to be set aside for public access to the harbour and for recreation.

21. Require development in the area to be of a design that achieves a high level of amenity and pedestrian-oriented character, where development is integrated with public spaces, including the surrounding open space.

22. Require habitat and ecological values to be fully appraised and that areas identified as having significant landscape and/or habitat value or as conservation areas, either be transferred to the council as reserve upon the development of the land, or covenanted to provide protection and ongoing management of the landscape and habitat values.

23. Promote development which complements the role of the Highbury shopping centre.

24. Require the integration of linkages and connectivity through and beyond the area including public transport and policies promoting water-based transport.

25. Provide for the appropriate and protective adaptive re-use of heritage buildings, with particular regard to the ICOMOS New Zealand Charter for the Conservation of Places of Cultural Heritage Value principles.

26. Require development to conserve and protect the historic heritage values of the area, including the architecture and heritage characteristics of the scheduled buildings and landscape attributes of the site and nearby public open space.

27. Identify and manage the use and redevelopment of historic buildings recognising their intrinsic heritage values in a building conservation plan.

28. Maintain views of the scheduled buildings from public areas within the site, from residential areas surrounding the site, including Birkenhead Point and Northcote Point, and from across the water.

29. Identify and protect archaeological sites, trees or vegetation of cultural heritage value and other heritage items.

30. Retain the existing shape of the landform where practicable, avoiding significant earthworks, and modification of the coastal escarpment from its point of 'roll-over' seawards and any identified conservation area.

31. Maintain the continuity and natural character values of the coastal escarpment (including the native vegetation) west of the refinery area by avoiding the massing of contiguous bulky building form, excessive building height and continuous building facades.

32. Incorporate existing mature trees and significant native bush into the landscape design for the site as a physically cohesive 'whole' that links with the coastal escarpment and planting around the adjoining ponds.

33. Retain the existing exotic tree and native plantings that have an important screening function between built development and the coastal margin. In particular, the vegetation located in the conservation areas immediately adjacent to the coast in the horse paddock and along the coastal boundary of the bulk sugar store area.

34. Retain vegetation framing/flanking the existing ponds allowing for limited development around the refinery car park.

35. Encourage the comprehensive integration of future land uses and transport infrastructure and services.

36. Require any intensive development proposals to focus on public transport and walking modes rather than private vehicles.

37. Require redevelopment to achieve a high level of public amenity, a pedestrian-oriented character, integrated with public spaces and a distinctive and unique sense of place.

38. Require curtilages and open spaces around new buildings to be designed to respect the settings of significant heritage buildings and enhance the visual appreciation of scheduled heritage buildings, features and sites. The interface between heritage structures and new buildings must be addressed in the building conservation plan required to be prepared.

39. Limit the capacity of the land to accommodate mixed use development providing approximately 286 dwellings based on the ratio of one unit per 175m2 usable floor area, including those located within the readapted refinery buildings, and 3,200m² business land within the areas identified in Figure 2 as the refinery area.

40. Limit the height of new buildings to avoid dominating heritage buildings and be within the locations identified and height limits on the number of levels set out in Figure 2.

41. Require the area identified in Figure 2 as 'open space/ferry parking' to be available for land-based ancillary facilities and back-up parking in the event ferry services are provided to the land. In the event the area is not able to be used for ferry services in the short-term, it should be retained in its current use or as open space.

42. Require development of the horse paddock and bulk sugar store areas to protect and integrate with the recognised historic heritage, ecological, and coastal landscape values of the area.

43. Limit the capacity of the land to accommodate 240 dwellings within the area identified in Figure 2 as the horse paddock and bulk sugar store areas.

44. Avoid works or development in conservation areas unless any environmental effects are minor and an equivalent area of land is set aside as a conservation area.

45. Limit building heights to 9m in the horse paddock area, subject to achieving an overall urban design outcome that is sympathetic to the coastal landscape, local natural and historic values, and views of the site from significant public vantage points across the water.

46. Building heights may be increased if vegetation cover in conservation areas between the future use areas and the coastal escarpment obscures views of the site from key public vantage points including across Waitemata Harbour.

47. Limit building heights to 25m in the bulk sugar store area provided that the building platforms are generally within the locations identified in Figure 2.

48. Require buildings in the bulk sugar store area to be stepped back in height away from the coast with a maximum height at the coastal edge end being no more than 15m for the first 20m of the length of the building. No more than 50 per cent of the total area of any one building may be 25m high with the balance of the building being no more than 20m high.

49. Avoid buildings dominating the entrance to the refinery area, or detracting from the scheduled buildings within the refinery area.

50. Require new buildings to be less visually prominent than the existing bulk sugar store building, and be sympathetic to the coastal landscape, local natural and historic values.

51. Require new buildings in the bulk sugar store area to exhibit a varied form, bulk and design and avoid a continuous bulky mass, facade or height.

52. Following the cessation of sugar refining activities, encourage the development of a framework plan, under which scheduled heritage buildings and structures may have to be adapted, and new buildings erected, to accommodate new activities.

53. Encourage consultation with any other owners of land within sub-precinct C when preparing a framework plan.

54. Require a framework plan to demonstrate the interrelationship and future integration with:

a. other land within in the sub-precinct, where a framework plan can only be prepared for part of a sub-precinct.

b. any neighbouring sub-precinct.

1. The development of an aviation park for combined residential and aircraft operations is provided for, whilst retaining the rural character of this precinct.

2. The adverse effects of activities on the operation of the North Shore Airfield are avoided, remedied or mitigated.

3. The adverse effects of aircraft operations on dwellings within the precinct are avoided, remedied or mitigated.

1. Site and design buildings to avoid, remedy or mitigate adverse effects, including reverse sensitivity effects on the operation of the North Shore Airfield and aircraft operations within the precinct.

2. Site, design and operate activities to avoid, remedy or mitigate adverse effects on dwellings within the precinct.

3. Design dwellings on the site to remedy or mitigate adverse effects from aircraft operations.

4. Connect every site created by a subdivision with an access to the North Shore Airfield.

1. Non-defence use of existing facilities, and new facilities established under the defence purposes designation is enabled, in a manner which avoids or mitigates any adverse effects on the environment.

1. Apply a zoning framework which complements the defence purposes designation applying to the land.

2. Provide for a range of activities that have been legally established under the Minister of Defence's 'defence purposes' designation or otherwise have existing use rights.

3. Manage the effects of activities in a way that enables flexibility in the location of buildings and activities within the base area.

4. Preserve the heritage character and retain the domestic form of buildings established along Calliope Road.

5. Protect the visual prominence of the Calliope Road cliffs.

6. Require building frontages on Calliope Road or Spring Street to be sensitive to the form, proportions, detailing and character of the area.

7. Require buildings proposed below the Calliope Road cliffs to be designed and located to ensure that views of the cliff line, from the south, are protected by:

a. maximising building separation distances

b. reducing building height to below the cliff top

c. minimising building length

d. varying the height of wider buildings to ensure views to the cliff are maintained

e. using colours which are complementary to the coastal environment.

8. Require development design and scale to be compatible with, and not negatively impact on, the unique coastal features.

9. Manage development so that it recognises and respects the natural and visual qualities of the area.

10. Retain buildings constructed prior to 1940 due to their contribution to the built heritage and character of Devonport.

•Sub-Precinct A - Marsden Street 

•Sub-Precinct B - Birchfield Road 

•Sub-Precinct C - Plymouth Crescent

•Sub-Precinct D - Hillary Crescent 

•Sub-Precinct E - Vauxhall Road

•Sub-Precinct F - Wakakura Crescent

•Area 1 – 14.5m (4 storeys)

•Area 2 – 11m (3 storeys)

•Area 3 – 8m (2 storeys) 

1. Integrated high quality housing development on large contiguous sites, which incorporate additional building height while complementing building heights in adjacent residential areas.

2. Development that mitigates general visual and dominance effects and enhances public use and accessibility of the precinct and surrounding public open space.

1. Encourage the location, bulk, outlook, access to, and servicing of buildings to be planned and designed in a comprehensive and integrated manner through a framework plan.

2. Encourage the establishment of an integrated, well-connected, safe and accessible pedestrian and public open space network through a framework plan that creates a public neighbourhood environment and which complements and improves accessibility to any surrounding public open space.

3. Enable greater building height in appropriate locations through a framework plan consent while:

a. avoiding wider dominance or visual effects;

b. facilitating greater building height in areas with outlook across public open space in Area 1;

c. ensuring an appropriate building height transition to adjacent residentially zoned areas through lower building heights in Area 2 and Area 3; and

d. ensuring a mix of building heights across Areas 1 and 2 as viewed from public open spaces and the external boundaries of the site.

4. Encourage consultation with any other owners of land within a sub-precinct when preparing a framework plan.

5. Require the framework plan to demonstrate the interrelationship and future integration with:

a.other land within the sub-precinct, where a framework plan can only be prepared for part of the sub-precinct

b.any neighbouring precinct.

6.Provide for integrated residential development on moderately large sites.

1.Subdivision and development is limited to protect environmental values and the landscape character of the area.

1.Design subdivision and development to protect environmental values and the landscape features and character of the area, including watercourses and significant native vegetation and fauna habitats.

2.Determine the type and intensity of development opportunities in different parts of the precinct based on the environmental constraints.

3.Locate buildings platforms and access roads to:

a.avoid and protect native vegetation and fauna habitats

b.minimise land modification and scarring of the landscape

c.avoid significant steep slopes, ridgelines and stream valleys

d.minimise visual intrusion when viewed from public places.

4.Minimise the potential to create sedimentation associated with land development and subdivision by limiting the intensity of development and retaining vegetation cover, particularly on steep land and land close to natural water courses.

5.Develop, before any subdivision is approved, a satisfactory means within sub-precincts to achieve long-term water quality in adjacent waterways without environmental damage.

6.Retain and enhance native fauna and flora within the area.

7.Protect the natural and physical environment by maintaining the low density rural-residential character of the area.

8.Preserve the character of the landscape by maintaining a low density rural residential environment whilst enabling greater residential intensity and clustering of development in flatter areas where there is little or no vegetation, and access to a reticulated wastewater system.

•sub-precinct A contains the commercial centre which provides for retail, commercial and entertainment related activities along with supported residential care facilities

•sub-precinct B is situated on the eastern side of the marina. It provides for the development of berthage, commercial and service activities, and is available for residential development

•sub-precinct C provides for high density residential development near the waterway, with medium density residential development on slopes rising from the waterway areas 

•sub-precinct D covers the largest area of residential development generally bounded by or adjoining the golf course and areas of open space 

•sub-precinct E provides for lower density residential areas to the periphery of the precinct

•sub-precinct F provides for the protection of the open space character and the recreational and integrative functions of the land on which the golf course is situated. 

1. Development is limited to avoid excess pressures on the capacity of the road and wastewater infrastructure serving the precinct.

2. The form and intensity of development is controlled to maintain and enhance the amenity values and environmental quality of the precinct, and reinforce the coherence and character of each sub-precinct.

1.Limit the total amount of development within the precinct through a development cap.

2.Maintain and reinforce the differences of intensity and character between each sub-precinct.

3.Reinforce and encourage visual and functional linkages between development that is proximate to the waterways or the marina, and the marine environment.

4.Discourage the conversion of existing dwellings into two dwellings.

5.Encourage the development of framework plans to provide for the comprehensive development of sub-precincts A, B, C and D, which:

a.has appropriate regard to the context in which it is situated

b.achieves a coherent and attractive character in each neighbourhood

c.makes effective use of the opportunities offered by the coastal proximity and landforms of the precinct

d.reduces the potential for undeveloped areas.

6.Encourage consultation with any other owners of land within a sub-precinct when preparing a framework plan.

7.Require any framework plan to demonstrate the interrelationship and future integration with:

a.other land within the sub-precinct, where a framework plan can only be prepared for part of the sub-precinct

b.any neighbouring sub-precinct.

8.Encourage development to be undertaken in compliance with a framework plan approved by the council, and designed so that the arrangement of buildings, parking and opens spaces, and the provision for vehicular and pedestrian circulation will:

a.provide activities that are appropriate to the commercial, social and cultural needs of the Gulf Harbour community

b.be safe, convenient and achieve high standards of amenity

c.be consistent with the form, scale and character of development which has occurred in the commercial centre up to that time

d.be aesthetically coherent and reinforce the urban design precedents which have been established in the locality - particularly the admission of sunlight and orientation of shops and restaurants to outdoor public spaces and the adjacent waterway

e.reflect and capitalise on the unique marine environment and waterfront position

f.maintain the commercial and civic qualities of the commercial centre and provide for the full commercial floor space requirements of the local community and not compromise the requirements of future residents

g.ensure that public access to and around the edge of the waterway in proximity to the commercial centre is maintained

h.enable pedestrian access and orientation

i.enable provision for pedestrian shelter around buildings in the form of verandahs, colonnades, canopies or similar structures

j.notwithstanding that some such facilities may be privately owned and controlled, enable provision for amenity areas such as promenades, piazzas and open space for the use and enjoyment of the public to:

i.provide space for nodes of activity to occur (such as cafes or markets) complemented by contemplation zones for rest and people-watching

ii.be designed in such a way as to be versatile spaces that enable a variety of activities to take place

iii.provide direct access paths along the most utilised routes, with appropriate lighting and seating

9.Require buildings to be of a solid and durable construction (e.g. solid masonry, concrete and brick, as opposed to hollow and sheet cladding), appropriate to the marine environment and to ensure a high standard of aesthetic coherence and amenity consistent with existing development in the sub-precinct.

10.Enable residential accommodation on upper levels above commercial units.

11.Guide development so that the range and scale of retail, commercial and community services is appropriate to the local needs of the Gulf Harbour community and to ensure that adverse effects on adjacent or nearby residential areas are avoided or mitigated.

12.Encourage development to be undertaken in compliance with a framework plan approved by the council, and designed so that:

a.the overall design of the sub-precinct achieves aesthetic and architectural coherence and is of a design, scale, form and character appropriate to the unique marine environment and waterfront location, with an architectural theme that is compatible with and complementary to existing development in sub-precinct A and around the northern waterway 

b.buildings, parking and open spaces are arranged, and vehicular, bicycle and pedestrian circulation is provided to: 

i.enable the establishment of activities that are appropriate for the comfort and convenience of visitors and the local community

ii.be safe and convenient, and achieve high standards of amenity

iii.be functionally linked with, and physically connected by walkways to, the commercial centre

iv.be consistent with and complementary to existing and future development within the commercial centre

v.be aesthetically coherent and reinforce good urban design, particularly the orientation of shops and restaurants to outdoor public spaces and the adjacent waterway, utilising a variety of architectural elements such as balconies, railings, window boxes and cornices

vi.ensure that public access to the waterway itself is provided and maintained

vii.ensure that public access to and around the edge of the boat harbour is established and maintained

viii.enable pedestrian access and orientation

ix.enable mixed use development including residential accommodation;

x.notwithstanding that some such facilities may be privately owned and controlled, enable provision for amenity areas such as promenades, beach area, piazzas and open space for the use and enjoyment of the public to:

•provide space for nodes of activity to occur (such as cafes or markets) complemented by contemplation zones for rest and people-watching 

•be designed in such a way as to be versatile spaces that enable a variety of activities to take place

•provide direct access paths along the most utilised routes, with appropriate lighting and seating.

13.Require buildings to be of a solid and durable construction (e.g. solid masonry, concrete and brick, as opposed to hollow and sheet cladding), appropriate to the marine environment and to ensure a high standard of aesthetic coherence and amenity consistent with the aim of providing an attractive destination for visitors.

14.Encourage development to be undertaken in compliance with a framework plan approved by the council and designed so as to strengthen the links between the existing marina and waterways, and the remainder of the land in the Comprehensive Gulf Harbour precinct.

15.Enable residential development at varying intensities up to one household unit per 150m² in close proximity to the waterways, but require lesser intensities on the slopes which rise from the waterway areas.

16.Require buildings adjacent to waterways to be designed to facilitate access to, and safe and secure berthage for, recreational boats.

18.Enable development for residential purposes in forms that maintain or enhance the amenity values of the golf course, are compatible with its safe operation, and avoid, remedy or mitigate adverse effects on the environment.

19.Encourage development to be undertaken in compliance with a framework plan approved by the council which enables residential development at varying intensities from place to place but not exceeding an average intensity of one household unit per 275m² net site area.

21.Protect the open space character, and the recreational and amenity values of the land on which the golf course is situated.

22.Enable buildings that are directly associated with the function of the golf course, subject to their design and landscaping mitigating any adverse effects on the amenity values and open space character of the land.

23.Control land shaping and landscaping so that they are in harmony with the coastal landform, and require the use of indigenous vegetation.

•Sub-precinct A provides for a broad range of marina, ferry service, marine and port activities. 

•Sub-precinct B specifically provides for non-marine related uses such as offices, retail, healthcare services and care centres.

1. The continued operation of the HMNZ dockyard for marine and related engineering activities occurs in a manner which avoids or mitigates any adverse effects on the environment.

1. Avoid activities within the HMNZ Dockyard precinct that do not complement the defence purposes designation.

2. Avoid establishing activities which do not require the dockyards special resources for their operation.

3. Enable the use of the deep water coastal access resource.

4. Recognise and provide for the particular operational needs of the dockyard as well as the adjoining residential catchment.

5. Protect views to Calliope Road cliffs from surrounding areas.

6. Require buildings proposed below the Calliope Road cliffs to be designed and located to ensure views of the cliff line from the south are protected by:

a. maximising building separation distances

b. reducing the building height to below the cliff top

c. minimising building length

d. varying the height of wider buildings to ensure views to the cliff are maintained

e. using colours which are complementary to the coastal environment.

7. Avoid buildings of inappropriate design and scale, and that are not compatible with the unique coastal features.

8. Manage development within the precinct so that it respects the natural and visual qualities of the area.

9. Require any activities proposed in the precinct to:

a. demonstrate that they benefit from access to deep water

b. not adversely affect access to the deep water resource

c. use the engineering resources that exist on the site.

•sub-precinct A is zoned Light Industry, and is divided into Area 1 and Area 2 

•sub-precinct B is zoned Mixed Use, and is divided into Area 1 and Area 2 

•sub precinct C is zoned Local Centre.

1.The Hobsonville Corridor precinct is developed in a comprehensive and integrated way for retail, mixed use and industrial activities to service projected population growth at Hobsonville and the Hobsonville Peninsula.

2. Development is of a form, scale and design quality that reinforces the local centre as a focal point for the community.

3. Transport and land use patterns are integrated, particularly around the Brigham Creek interchange to achieve a sustainable, liveable community.

4. Subdivision and development is compatible with existing landscape features and sensitive to the ecological qualities of the upper Waitemata Harbour.

5. High density employment and residential activities are adjacent to transport, and land is used efficiently.

6. High-quality urban design outcomes are achieved in the local centre, and pedestrian linkages through the sub-precincts are promoted.

7. Employment opportunities are enabled and industrial land within sub-precinct A is recognised as a finite resource.

8. Retail is limited in sub-precinct A to activities that support local businesses and residential activities are avoided.

9. Sub-precinct A mitigates adverse effects on Hobsonville primary school and the surrounding residential environment with high quality urban design and landscaping.

10. Mixed use development in sub-precincts B and C is comprehensively planned and a range of commercial, retail and residential activities enabled.

11. Sub-precinct C is the compact, pedestrian orientated retail core of the precinct with a comprehensively planned mix of large and small scale retail activities (including two supermarkets) to service the local convenience needs of the existing and future residential and employment population in Hobsonville.

12. Hobsonville Road is the focal point of pedestrian activity, with active frontages and high quality urban design.

1.Promote comprehensive and integrated development of the precinct in accordance with precinct plan 1 and approved framework plans.

2.Encourage the development of framework plans for sub-precincts B and C prior to subdivision, the establishment of land use activities or development within the sub-precinct to ensure that the sub-precinct is developed in a co-ordinated, integrated and comprehensive manner.

3.Encourage consultation with any owners of land within a sub-precinct, and any neighbouring sub-precinct, when preparing framework plan.

4.Require the framework plan to demonstrate the inter-relationship and future integration with other land within the sub-precinct and precinct, particularly where a framework plan is only prepared for part of a sub-precinct.

5.Enable high intensity development, particular adjoining Hobsonville Road, to provide for high densities of employment and residential activity adjacent to the transport network.

6.Enable manufacturing, office and industrial activities in sub-precinct A.

7.Avoid the establishment of retail or residential in sub-precinct A except for small-scale retail activities accessory to an industrial activity or that support local employees.

8.Provide for compact mixed use environments in sub-precincts B and C by:

a.managing development to provide a range of commercial, retail and residential activities

b.enabling residential and office activities above street level in the Local Centre zone.

9.Enable medium to high density housing in Area 1 of sub-precinct B.

10.Control the location, scale and type of retail activities within sub-precinct B to ensure that the retail development in that sub-precinct does not detract from the viability of a compact, pedestrian oriented centre in sub-precinct C.

11.Enable a mix of retail activities in sub-precinct C including:

a.two supermarkets

b.small scale retail and commercial services.

12.Manage potential reverse sensitivity effects between mixed use development and residential activities by controlling the design of mixed use developments.

13.Manage the adverse effects of industrial developments by:

a.ensuring new buildings achieve a quality built environment

b.managing compatibility issues between new buildings and sensitive activities on nearby sites through controls on site layout and design

c.requiring development of land adjacent to Hobsonville Primary School to provide a suitable buffer treatment.

14.Control development so that its scale and design contributes to the creation of high-quality amenity through pedestrian connections and public open space.

15.Encourage higher employment densities along public transport corridors by requiring development fronting Hobsonville Road to be at least two storeys.

16.Recognise the importance of Hobsonville Road as the primary street for public interaction in the local centre by requiring buildings in sub-precinct C with frontages to Hobsonville Road to:

a.avoid blank walls

b.provide easily accessible pedestrian entrances

c.provide minimum floor heights to maximise building adaptability to a range of uses

d.maximise glazing

e.erect frontages of sufficient height to frame the street

f.provide weather protection for pedestrians

g.locate vehicle crossings in accordance with precinct plan 1

h.be designed according to perimeter block principles where car parking is provided behind buildings except for kerbside parking

i.provide for pedestrian linkages in accordance with precinct plan 1.

17.Provide for the establishment of two supermarkets in sub-precinct C by:

a.recognising the positive contribution supermarkets make to centre viability and function, and

b.requiring designs that positively contribute to the streetscape and character of their surroundings.

18.Require the provision of safe pedestrian linkages across Hobsonville Road in accordance with precinct plan 1.

19.Promote the development of road patterns to support a range of non-residential activities and to create a walkable catchment through and between sub-precincts B and C.

20.Ensure urban growth is sequenced to align with the delivery of infrastructure.

21.Manage development so that it does not adversely affect the safe and efficient operation of the transport network.

22.Require the provision of road connections through sites as generally indicated on precinct plan 1.

23.Require the provision of slip lanes in accordance with precinct plan 1 to limit the number of access points on to Hobsonville Road east of the intersection with Brigham Creek Road.

24.Provide for pedestrian ways, cycle ways, bus routes, and road networks including identified 'strategic access points' shown on precinct plan 1 that:

a.integrate with land use activities within the precinct and allow for safe and efficient movements within and around the precinct

b.are designed to promote the maximum use and safety of transport modes other than private motor vehicles.

25.Provide for stormwater mitigation and passive recreational opportunities by requiring developments to provide:

a.reserves for drainage and stormwater purposes

b.ecological linkages, including through enhancement of the riparian margins and urban open space in accordance with precinct plan 1.

26.Ensure development is consistent with the Waiarohia Stream catchment network discharge consent and integrated catchment management plan including the adoption of low impact design to limit, control and treat stormwater at or near its source.

27.Require an integrated catchment management plan, associated network discharge consents and integrated transport assessment to be approved before Area 2 in sub-precinct A is developed.

28.Identify land within the Transit New Zealand Designation TSNZ4 for appropriate development, subject to the designation prevailing in all cases while it remains in place.

•Hobsonville Point precinct plan (precinct plan 1)

•Hobsonville Point features plan (precinct plan 2)

•Catalina sub-precinct plan (precinct plan 3)

1.Hobsonville Point village (sub-precinct A)

2.Buckley (sub-precinct B)

3.Sunderland (sub-precinct C)

4.Hobsonville Point marine (sub-precinct D)

5.Catalina (sub-precinct E)

1. Hobsonville Point precinct is developed in a comprehensive and integrated way to provide for a compatible mix of residential living, commercial and marine industry in order to increase housing supply.

2. Development is of a form, scale and design that provides for high-quality on-site amenity for residents and responds to the neighbourhood's planned residential character.

3. Different types of housing and levels of intensification are enabled, including medium and high density housing, to provide a choice of living environments while providing for high-quality on-site amenity for residents and maintaining the reasonable amenity of adjoining residential sites.

4. Commercial and retail activities are enabled at a scale and intensity which ensures that the adverse effects on the function and viability of the local centre within the Hobsonville Corridor Precinct are avoided.

5. Subdivision and development is sensitive to the precinct's historic cultural heritage, natural ecological and open space values, and those values are a significant feature of the precinct's development.

6. Development is integrated with transport networks and supports pedestrian, cycle and public transport use.

7. Adverse effects of stormwater runoff are avoided or mitigated.

1.Promote comprehensive and integrated development of the precinct in accordance with precinct plan 1 and approved framework plans.

2.Encourage the development of framework plans for sub-precincts A to D prior to subdivision, the establishment of land use activities or development within a sub-precinct to ensure that the precinct is developed in a co-ordinated, integrated and comprehensive manner.

3.Encourage consultation with any owners of land within a sub-precinct, and any neighbouring sub-precinct when preparing framework plan.

4.Require the framework plan to demonstrate the interrelationship and future integration with other land within the sub-precinct and precinct, particularly where a framework plan is only prepared for part of a sub-precinct.

5.Enable a community that models sustainability, particularly the principles of passive solar design, energy efficiency, sustainable water management, and compact walkable neighbourhoods.

6.Encourage higher density and mixed use development, and an integrated urban form, with public transport networks, pedestrian facilities and cycleways movement networks, to provide alternative to, and reduce dependency on, private motor vehicles as a means of transportation.

7.Enable medium and high density housing to make efficient use of the land resource while maintaining the reasonable amenity of adjoining residential sites and providing high-quality on-site amenity.

8.Enable retail and commercial activities to service the community while ensuring:

a.the intensity of the use will not detract from the residential amenity of the precinct

b.the scale and intensity of the activities will not have an adverse effect on the function and viability of the local centre within the Hobsonville Corridor precinct.

9.Promote principles of urban sustainability and excellence of urban form.

10.Require residential development to be of a scale and form that maintains adequate sunlight access to adjoining residential sites and avoids bulk and dominance effects.

11.Require residential development to achieve a high quality of on-site amenity by:

a.providing functional and accessible outdoor living spaces

b.controlling fence heights to provide a reasonable level of on-site privacy while enabling passive surveillance of the street and open space

c.requiring minimum side yards to allow for access to the rear of sites

d.controlling building coverage, impervious areas and minimum landscaped areas

e.applying design assessment criteria within sub-precincts to manage privacy effects

f.specifying minimum setbacks from boundaries for primary and secondary outlooks to minimise overlooking, maximise daylight access and mitigate noise effects

g.applying energy efficiency standards, water use efficiency standards and standards for use of rainwater for non-potable water.

12.Apply controls which protect and enhance the precinct's historic heritage values, and amenity and character features.

13.Encourage recognition and protection of historic and Mana Whenua cultural heritage values in the framework plan and detailed design for the sub-precincts.

14.Provide for the establishment of public open space within the Catalina sub-precinct to recognise and protect the collective historic and cultural heritage, natural ecological and open space values of Bomb Point and the adjoining coastal marine areas, and to provide for public access to the coast and protected historic heritage features

15.Require the retention and adaptive re-use of the hanger building as part of the development of the Hobsonville Point Marine sub-precinct.

16.Provide for any identified historic heritage buildings and their surrounds, and heritage landscapes to be managed in accordance with a heritage management plan approved as part of a framework plan.

17.Require any new buildings to be sensitive to the location and scale of the existing heritage buildings and their surrounds.

18.Protect the natural values of, and public access to, the coast.

19.Require integrated, accessible and usable public open spaces to be provided within walkable distances for all residents.

20.Require the construction of new roads as generally indicated on the Hobsonville Point precinct plan (precinct plan 1) to achieve a highly interconnected pedestrian and roads system that provides for all modes of transport.

21.Require pedestrian and cycle links as generally indicated on the Hobsonville Point features plan (precinct plan 2) to allow for safe and efficient movements within the precinct.

22.Minimise the effects of off-site disposal of stormwater and wastewater through the use of sustainable infrastructure design.

•Sub-precinct A covers land zoned Single House and provides for site sizes in the range of 450-600m². The sub-precinct encourages subdivision and development to proceed in accordance with a framework plan.

•Sub-precinct B also covers land zoned Single House and provides for site sizes in the range of 600-900m². It allows for up to 15 per cent of the area to have densities the same as Huapai North A, provided they are in accordance with a framework plan and are adjacent to public open space.

•Sub-precinct C covers land zoned Large Lot and allows minimum site sizes down to 1500m².

•Sub-precinct D covers land zoned Rural Production and provides for reserves within the zone. Development otherwise relies on the provisions in the Rural Production zone.

•A road layout and proposed open space plan is shown in precinct plan 1.

•Requirements for the preparation of a framework plan in framework plan areas 1 – 4 shown in precinct plan 2.

•Stormwater hazard area as shown in precinct plan 3.

1.Subdivision and development within Huapai North is designed and implemented in a comprehensive, efficient and integrated way.

2.The density and pattern of subdivision and development is compatible with the semi-rural character of the older parts of Huapai township.

3.Higher density subdivision and development is enabled around areas of public open space within easy walking distance of the Huapai town centre.

4.Public wastewater systems retain sufficient capacity to cater for subdivision and development (as indicated by site size controls) within the precinct and the other future urban areas existing in Huapai, Kumeu and Riverhead at 30 October 2012.

5.Land use and transportation planning are integrated.

6.Subdivision and development achieves a high standard of urban design in accordance with Appendix 1 that respects the character of the older parts of the Huapai township.

1.Encourage the preparation of framework plans to guide subdivision and development within Framework Plan Areas 1 to 4 in precinct plan 2.

2.Encourage consultation with any other owners of land within a Framework Plan Area shown on Precinct Plan 2 when preparing a framework plan.

3.Require the framework plan to demonstrate the interrelationship and future integration with:

a.other land within the Framework Plan Area, where a framework plan can only be prepared for part of the Framework Plan Area

b.any neighbouring land within the precinct.

4.Require roads and open space to be integrated and adhere to the indicative road and proposed reserve layouts in the Huapai North precinct plan.

5.Require a percentage of public open space to be fronted by public streets to provide a clear sense of public ownership, a high level of amenity for the public and a safe environment for users.

6.Provide for a progressive decrease in densities with distance from the Huapai town centre.

7.Provide for site sizes down to 1500m² in Huapai North sub-precinct C.

8.Require waterways and riparian areas to maintain and enhance the character, environmental values and amenity of the area.

9.All new sites in Huapai North sub-precincts A, B and C must be connected to a public reticulated wastewater system.

10.Require buildings and structures to be sited and designed in general accordance with the Huapai North Urban Design Guidelines in Appendix 11.5.3.

11.Provide for reduced site sizes in Huapai North sub-precinct B where these are included in a framework plan for Framework Plan Areas 1 - 4 and are adjacent to a reserve.

1. The installation of artworks and related works associated with the continued operation and expansion of ‘Gibbs Farm’ as an internationally acclaimed sculpture park is enabled.

2. The installation of artworks and related works that avoid adverse effects on water quality, the CMA, heritage values, and identified areas of high coastal natural character are enabled.

3. The installation of artworks and related works that can demonstrate that the adverse effects of the activity can be avoided or managed are enabled.

4. Public tours and events associated with the use of the land for a sculpture park are facilitated.

1. Enable the installation of artworks as a permitted activity where adverse effects on water quality, the CMA, heritage values, SEA’s, and identified areas of high coastal natural character are avoided.

2. Enable the installation of artworks within the precinct and in the CMA adjacent to the identified precinct boundary, where the effects on the environment are determined to be acceptable through a resource consent process.

3. Recognise and provide for public events associated with the Kakanui Point Sculpture Park in a manner that avoids, or appropriately mitigates, adverse effects associated with traffic, parking and road access, signage, lighting and noise.

4. Require the provision of technical reports and/or management plans to demonstrate that the adverse effects of activities provided for by the Kakanui Point precinct will be avoided, or effectively managed so that they will not be more than minor.

•it is an island settlement

•the topography is generally hilly, often with steep land or cliffs

•the vegetative cover is highly modified, containing large areas of kanuka/manuka and areas of both planted and wilding pine forest, as well as being depleted of much ground level regeneration and plant life by the browsing and grazing habits of the wallaby population

•reliance by the community on sea based transport and access as an alternative to a road network

•concentration of almost all of the settlement on the sheltered western side of the island

•the majority of dwellings are sited close to the sea

•the rich and interesting history of the island, including Māori use, copper mining, time of Sir George Grey and the long maritime use of the sheltered harbours

•the presence of the Kawau Historic Reserve including Mansion House, comprising about 10 per cent of the island's area, and administered by the Department of Conservation.

1. The distinctive character of the island is retained and protected from inappropriate subdivision, use and development.

2. The landscape, historic heritage and ecological values of the island are protected and enhanced.

3. Wallaby and possum populations on the island are controlled, and the ecology of the island re-established.

1. Retain the distinctive character of the island, including through limiting the scale and intensity of subdivision, use and development that have an urban scale or nature.

2. Protect the ecological, historic heritage, visual amenity and landscape values of the island from inappropriate subdivision, use and development.

3. Avoid locating buildings and structures on ridges or other highly visible locations where they impact on the profile of the island.

4. Avoid the formation of roads and the introduction of motor vehicles to the island.

5. Recognise the importance of sea access while managing the number of wharves, jetties and other access structures by encouraging joint ownership, and/or joint access where appropriate, ensuring that new access structures are established only where there is a need, and by obtaining and requiring esplanade reserves, esplanade strips and access strips.

6. Avoid activities that may adversely affect the natural functioning of coastal processes occurring around the island.

7. Encourage the control of wallaby and possum populations.

8. Allow for the differential treatment of residential and tourism/commercial development between that area where most residential development has already occurred and the remainder of the island through the use of different sub-precincts.

Sub-precinct A

9. Limit subdivision to the creation of sites suitable for low intensity residential development, and for tourism/commercial developments having minor adverse effects on the environment.

Sub-precinct B

10. Limit the creation of residential sites with respect to position, number and size so as to avoid destruction of significant native bush and other natural features.

11. Limit activities which would require bush removal or the formation of public roads.

Sub-precinct C

1.A comprehensively developed town centre is developed adjacent to the existing Kumeu Village.

2.The composition of the town centre encompasses a range of facilities and services required to serve the needs of the surrounding population.

3.A range of retail types and formats typically found in and around town centres is provided for.

4.A range of residential dwelling types in the precinct is established.

5.Kumeu River is recognised as a valuable asset with potential to contribute to the amenity of the local centre.

6.Stormwater flows are managed across and through the precinct.

7.Adverse effects on the quality of water in the Kumeu River are avoided.

8.Safe and efficient access onto State Highway 16 is maintained.

9.Reverse sensitivity effects arising from the location of sensitive activities adjacent to the mixed use business zone, within a high voltage electricity corridor, or close to State Highway 16 are avoided.

10.Adverse effects on existing and planned infrastructure and services is avoided, remedied or mitigated.

11.Streets, buildings, parking areas and public open spaces address the principles of good urban design.

1.Develop the town centre in accordance with the Kumeu Precinct Plan and approved framework plans.

2.Encourage the development of framework plan for sub-precincts B, C and D prior to subdivision or development with the sub-precinct to ensure that the sub-precinct is developed in a co-ordinated, comprehensive and integrated manner.

3.Encourage consultation with any owners of land within a sub-precinct, and any neighbouring sub-precinct, when preparing framework plan.

4.Require the framework plan to demonstrate the interrelationship and future integration with other land within the sub-precinct and precinct, particularly where a framework plan is only prepared for part of a sub-precinct.

5.Develop large-format retail in sub–precinct A which require road access and/or yards for outdoor display of merchandise.

6.Develop sub-precinct B between State Highway 16 and the Kumeu River to:

a.integrate new buildings with the existing Kumeu village and river

b.incorporate a range of commercial activities that are compatible with residential activity.

7.Maintain sub-precinct D as a floodway with the potential to use it for active or passive recreation.

8.Enable a range of residential housing types in sub-precincts B and C to accommodate prospective residents of the town centre.

9.Create linkages between sub-precincts B and C to the Kumeu River.

10.Require streets, buildings, parking areas and public open spaces to address the principles of good urban design, and to provide a high level of amenity and a safe environment.

11.Locate buildings and design the proposed internal street layout to consider indicative connections to the west and east shown on the Kumeu precinct plan.

12.Avoid or mitigate reverse sensitivity effects associated with residential development adjacent to mixed use business zoned land by:

a.controlling the location of activities

b.the treatment of the interface between sub-precincts

c.the design of subdivision and buildings.

13.Carry out subdivision and land use activities in a manner which has regard to the management of stormwater.

14.Require activities to avoid, remedy or mitigate adverse effects on the safety and efficiency of the operation of State Highway 16 arising from the provision of access to the precinct.

15.Avoid adverse effects on activities from the high voltage transmission lines that cross the precinct.

1. Development and operation of tertiary education and marine research facilities at Leigh is enabled.

2. The landscape character and quality of the coastal environment within the precinct is protected.

3. Adverse effects of laboratory and ancillary activities on adjoining sites are avoided, remedied or mitigated.

1. Limit activities to education and marine research facilities and accessory activities to maintain the current function of the precinct.

2. Provide for activities and development identified on the precinct plan.

3. Control the location and design buildings and structures so that:

a. adverse visual effects on the coastal environment are avoided, remedied and mitigated

b. they do not visually intrude on any significant ridgeline, the skyline, or landscape values when viewed from the public realm

c. adverse effects on adjoining sites, particularly the Leigh Recreation Reserve, are avoided, remedied or mitigated.

4. Require the scale and form of buildings and structures, including their colour and materials, to complement the existing rural character of the land surrounding the precinct.

•The outstanding landscapes and natural character of the coastline north of Vaughan Stream.

•The high ecological and amenity value of the Vaughan Stream catchment and coastal receiving waters of the Long Bay-Okura Marine Reserve.

•The Long Bay Regional Park, a regionally important area of high recreational and landscape value.

•An area of national heritage value on the Awaruku headland.

•A number of native vegetation areas of ecological value.

•The upper valley consisting of moderate to steep topography closely oriented to the Vaughan Stream corridor and important tributary waterways and areas of native vegetation where low-density development can occur in association with revegetation.

•The lower valley which covers the more open landscapes associated with the wider valley area where more intensive urban development is enabled.

•North Vaughans

•Vaughan Flats

•Awaruku

•Glenvar

•Piripiri Point Protection Area

•Park Interface Protection Area

•Vegetation – Conservation Area

•Vegetation– Restoration Area

•Heritage Management Plan Area

•Ecology / Stormwater Management Area

•Landscape Enhancement Area

•Stream Interface Management Area

•ridgeline height control and spot heights

•park interface viewpoints and visibility line “z-z”

•streams

•bulk earthwork design contours

•Sub-precinct A - Area 1 and 2 

•Sub-precinct B

•Sub-precinct C - Area 1 and 2

•Sub-precinct D

•Sub-precinct E - Area 1 and 2 

•Sub-precinct F 

•Sub-precinct G

•Sub-precinct H 

1.A new community is created in an integrated and sustainable way that protects and enhances the natural environment .

2.The nationally significant heritage values and associated landscape character of the Awaruku headland and seaward end of the Awaruku Ridge are protected and enhanced.

3.The outstanding landscapes and natural character of the coastal environment bounded by Homestead Spur, Grannys Ridge and Piripiri Point Ridge areas within the North Vaughans area, as seen from within the Long Bay Regional Park and Piripiri Reserve are protected from land use development and subdivision.

4.The recreational amenities, landscape values and ecological systems of Long Bay Regional Park are protected and enhanced.

5.The water quality, level and flows, habitat values and fauna of the Vaughan Stream and its tributaries and waterways are protected and enhanced, and the adverse effects of sediment discharges to the stream, Long Bay Beach and the Long Bay Ōkura Marine Reserve and wider Hauraki Gulf are minimised to limit effects on their ecological, amenity and recreational values.

6.The water quality, habitat values and fauna of the Awaruku Stream are improved and the adverse effects of sediment discharges on Long Bay Beach and the Long Bay Ōkura Marine Reserve are reduced.

7.Native vegetation remnants and habitats are protected from subdivision, use and development and native bush areas are enhanced and connected over time to form linked ecological areas.

8.Large Lot development is developed in the upper valley and is rural residential in character with bush areas enhanced and connected over time.

9.Large Lot residential development is provided for in the limited areas where slope and landform do not preclude buildings while protecting and enhancing natural vegetation (Long Bay sub-precinct A Area 1).

10.Rural-residential development is provided for while protecting and enhancing the special landscape and environmental values of the steeper areas of the catchment (Long Bay sub-precinct A Area 2).

11.Singlehouses are provided in the North Vaughans, Awaruku and Glenvar areas with some higher intensity integrated housing fronting main roads and reserves in the North Vaughans and Awaruku areas.

Long Bay Sub-precinct C

12.A mixture of single and mixed housing is provided on the northern slopes of the Awaruku ridge and North Vaughans slopes (Long Bay sub-precinct C Area 1).

13.A mixture of single and mixed housing is provided to the north of the Awaruku ridge with single houses to the south of the Awaruku Ridge where it adjoins the heritage protection area in the Long Bay Regional Park (Long Bay sub-precinct C Area 2).

Long Bay Sub-precinct D

14.Terraced housing and apartment buildings are provided in close proximity to the village centre and open space areas located in the Vaughan’s Stream corridor.

Long Bay Sub-precinct E

15.A quality, compact village centre is developed as a focal point for the local community and integrated with the natural character and amenity of the Vaughan Stream corridor. (Long Bay sub-precinct E Area 1 and 2).

Long Bay Sub-precinct F

16.Stormwater treatment areas, infrastructure and open space are constructed to maintain and enhance the water quality, ecological values and natural landscape of the Vaughan Stream corridor, the Long Bay/ Okura Marine Reserve and Hauraki Gulf in recognition of the visual amenity the corridor provides.

Long Bay Sub-precinct G

17.The significant historic heritage and heritage landscape on the headland of the Awaruku Ridge overlooking the Long Bay Regional Park are protected.

Long Bay Sub-precinct H

18.The outstanding natural landscape values of Piripiri Point and the amenity values of the Long Bay Regional Park and Piripiri Reserve are protected.

1.Apply a low impact, treatment train approach including;

a.limitations on landform modification and impervious cover;

b.on-site stormwater mitigation measures for development, roads and accessways and retention of streams and waterways;

c.provision of catchment-wide facilities like wetlands.

2.Within the Stream Protection A area:

a.Require all streams, waterways and their riparian margins to be retained in their natural state.

b.Require existing stormwater overland flow paths to be identified and protected from site works, subdivision and/or development.

c.Require imperviousness to be limited to no more than 15 per cent in Long Bay sub-precinct A and 50 per cent in Long Bay sub-precinct B with sites sizes to be at least 600m² in Long Bay sub-precinct B area.

d.Require development to incorporate on-site stormwater mitigation measures and to mitigate adverse water quality and quantity effects from the following areas of impervious surfaces:

i.Long Bay Sub-Precinct A, 100 per cent of impervious surfaces.

ii.Long Bay Sub-Precinct B (Glenvar area) and stream catchment 1C, 100 per cent of impervious surfaces.

iii.Long Bay Sub-Precinct B, all other stream catchments, 80 per cent of impervious surfaces.

e.Manage the quality of discharged stormwater by removing, on-site, a minimum of 75 per cent of total suspended solids on a long term average basis from the percentage of impervious areas listed in (i) and (ii) above.

f.Require no off-site wetlands or ponds to be created in the Stream Protection A Area except for the treatment of road run off from the steeper sections of Glenvar Ridge Road, where grades are greater than 8 per cent.

3.In the Stream Protection B Area:

a.Require the main channels of the Vaughan and Awaruku Streams to be retained in their current state. Allow secondary waterways to be modified (stream 1B) or removed (except stream 2); and

b.Require overland flow paths to be identified and protected, post development; and

c.Provide a range of housing types relative to site sizes and impervious cover; and

d.Require development to be designed so that stormwater run-off is mitigated before it enters the Vaughan and Awaruku Streams.

4.Require stormwater treatment devices, utilising the best practicable option, within the road reserve and accessways to mitigate the effects of the majority of stormwater generated by the road or accessway.

5.Require the riparian margins of the Vaughan and Awaruku Streams (identified on Precinct Plan 5) generally to be kept free of development and earthworks and to be made stock proof and replanted with suitable native vegetation at the time of subdivision.

6.Limit development in the 100 year flood plain to infrastructure that cannot be located elsewhere.

7.Require stormwater retention and treatment facilities to be designed to retain the ecological values in and along the Vaughan and Awaruku Streams. These areas must be landscaped to add additional habitat (e.g. wetlands).

Protection and Management Areas

8.Protect and enhance the historic heritage values, landscape and natural character of the Awaruku headland and the seaward end of the Awaruku Ridge by way of a heritage protection sub-precinct G, a protective covenant and a Heritage Management Plan.

9.Provide for the avoidance of adverse effects of development on the significant natural resources and important features by the use of protection and management areas.

Sediment/Earthworks

10.Require the control of sedimentation on the receiving environment by limiting the area of land exposed at any one time (30 hectares total of bulk earthworks and permitted earthworks) across the whole of the precinct; and enhanced sediment control measures.

11.Require allocation of the 30 hectare limit between the sub-precincts in the Stream Protection A and B areas to be on the basis of the proportion of likely total earthworking within each sub-precinct as follows:

a.Small scale earthworks are expected to amount to no more than two hectares in total across the whole precinct area; and

b.No more than seven hectares of land may be exposed at any one time in Long Bay sub-precinct A with no ability to exceed this limit in an earthworks season; and

c.Up to 21 hectares may be exposed at any one time in Long Bay sub-precincts B to G, with this extended to 28 hectares where the seven hectare allocation for Long Bay sub-precinct A has not been taken up in an earthworks

12.Limit the volume and footprint of earthworks within the Stream Protection A area to avoid changes to landforms, waterways and changes in hydraulic response resulting from compaction of soils during earthworks.

13.Provide for bulk earthworks in the Stream Protection B area in accordance with the bulk earthworks plan shown on (Precinct Plan 5).

14.Require all earthwork/geotechnical devices generally to be kept clear of the Vegetation – Conservation areas and riparian margins.

15.Require a Lizard Conservation Management Plan for the relocation of lizards prior to any earthworks beginning.

Upper Valley

16.Prohibit earthworks and structures (except those associated with revegetation and fencing) in the Landscape Protection Area between the catchments of stream 1C and 1D up to the steeper land above the headwaters of stream 1D and set this land aside for revegetation at the time of subdivision.

17.Require revegetation on subdivision and development of the land to the north of the escarpment covered by the Landscape Enhancement Area on the northern side of Vaughan Stream

18.Enable development of sites in the Ecology/Stormwater Management Area provided sites are located outside of riparian margins and do not result in clustering of development and is subject to replanting requirements.

19.Require the extension of existing areas of native bush in the Ecology/Stormwater Management Area on subdivision and development to create over time an ecological corridor linking the lower valley.

20.Require on site wastewater disposal systems as an interim solution, for development that proceeds ahead of the trunk wastewater network and require any such development to connect to the trunk wastewater network once it becomes available.

Lower Valley

21.Encourage framework plans for development in the Stream Protection B Area identified in Precinct Plan 3 in accordance with the overall direction of the land use strategy shown on Precinct Plan 1.

22.Require proposed roads to be in accordance with the roads shown on Precinct Plan 1, 4 and 5, and allow for variations in alignment (up to 20 metres of the centre line of the alignment shown on the precinct plans), based on final earth working and site layout, except for the Proposed Road within the Long Bay sub-precinct C Area 2 and Long Bay sub-precinct G.

23.Prevent minor household units in Long Bay sub-precinct A (Upper Valley), but enable minor household units in the following locations;

a.Sites greater than 1000m² in the Long Bay sub-precinct B

b.Within the Long Bay sub-precincts C Area 1 and D, minor residential units should be incorporated into garages that overlook rear access lanes

24.Require a 10 metre set back to be provided on the 370 metre section of Vaughans Road shown on Precinct Plan 4.

25.Require a riparian margin and Ecology/Stormwater Management Area to be maintained on Stream 1B or any re-alignment of it.

26.Require a Stream Interface Management Area to apply to both sides of the riparian margin with development to provide for public access and informal surveillance of the stream.

27.Provide for subdivision and development in the North Vaughans area, excluding any subdivision or development in the Long Bay sub-precinct H, to proceed once agreement has been reached with the council as to the timing and funding of the Vaughan Stream road crossing.

28.Retain a largely open character in the land on the southern side of the Vaughan Stream outside of the floodplain within the Stream Interface Management Area and underlying land of Long Bay sub-precincts C Area 1 and E Area 2, by requiring buildings and development to occupy no more than 40 per cent of the Glenvar Ridge Road frontage of the Stream Interface Management Area within the Long Bay sub-precinct C Area 1.

29.Provide high quality built edge developments to the Vaughan corridor that supports a safe and attractive open space area on the northern side of Vaughan Stream within the Stream Interface Management Area, and underlying land of Long Bay sub-precinct C Area 1 and sub-precinct D by requiring;

a.A shared pedestrian and vehicle lane to front the majority of the stream corridor, at least to the extent of the Long Bay sub-precinct D frontage, west of Vaughans Road extension.

b.Development to be designed to address and overlook the lane and in turn the stream corridor.

c.The shared lane to have a carriageway design that slows traffic speeds and mixes pedestrian and cycle use.

Long Bay Sub-precinct A

General

30.Require a minimum subdivision size of two hectares and enable smaller site sizes where existing areas of native vegetation are protected from development and minimal land modification will occur.

31.Require development to contribute to revegetation and the extension and linking of existing bush areas for stormwater mitigation, ecological and landscape enhancement purposes.

32.Require full (100 per cent) on-site mitigation of stormwater.

33.Require esplanade reserves and strips for the section of Vaughan Stream where provided for by the Resource Management Act and the Unitary Plan.

Long Bay Sub-precinct A Area 1

34.Require the location of subdivision and development on land of gentle to moderate slope and adjacent to existing roads and accessways.

35.Require development to consist of a single dwelling and avoid a continuous band of housing along Vaughans Road and be separated from other development, rather than clustered.

36.Permit site sizes down to a minimum of 2,500m², provided that:

a.Development sets aside and protects areas of native bush from further development keeping it free from stock, weeds and pests; and

b.Earthworks to create building sites and accessways will not disturb more than an average of 2000m² per site in any subdivision.

Long Bay Sub-precinct A Area 2

37.Confine development (including accessways) to existing cleared areas, and where building sites and driveways can be constructed in a way that does not require substantial earthworks or modification of the landform.

38.Permit a minimum site size of 5000m² provided that native vegetation areas are protected and the presence of accessways and stable building platforms mean that only limited earthworks are required (generally less than an average of 2000m² per site).

39.Recognise in other cases, larger minimum sites sizes will be needed.

40.Provide for two storey single housing to ensure that a suburban character is retained, except for areas identified for integrated housing on a framework plan and for sites of 1000m² or more where a minor household unit may be provided.

41.Enable a limited range of integrated housing provided that:

a.Such housing is located along proposed (main) roads or fronts reserves (public or private) of at least 2000m² in area; and

b.The number of dwellings to be provided does not exceed 20 per cent of the total number of dwellings within the relevant development area.

42.Limit development of integrated housing in the North Vaughan’s area to the following areas:

a.South and west of the Vaughans Road extension below the 50 metre contour line and

b.North and east of Vaughans Road extension, no further than 30 metres east of the eastern side of Vaughans Road extension and below the 40 metre contour line.

43.Require land in the North Vaughans area of Long Bay sub-precinct B to be contoured so that no buildings or structures:

a.To the east of the Vaughans Road extension (as shown on Precinct Plan 1), are visible from the Long Bay Regional Park, when viewed from the Grannys Bay catchment, and from Piripiri Reserve, and

b.To the north of Vaughans Road extension (as shown on Precinct Plan 1) when viewed from the northern part of the Grannys Bay catchment, and from Piripiri Reserve.

44.Require the finished ground level of earthworks across the gully located between the Vaughans Road extension shown on the Precinct Plan 1 and Homestead Spur, within the North Vaughans area, is to be a minimum of six metres below the crest of the Homestead Spur to ensure an appropriate buffer to the Long Bay Regional Park.

45.Avoid modification of the existing contours of the crest of Homestead Spur below the 40 metre contour line.

46.Require the Park Interface Protection Area shown on the Precinct Plans 1 and 4 to be provided at the time of subdivision or earthworks.

47.Require within the Park Interface Protection Area:

a.The existing ridgeline, augmented where necessary and contoured in a natural form, to be in accordance with the Ridgeline Height Control shown on Precinct Plan 5 unless it can be demonstrated that a different ridgeline design meets the requirements of Policies 4, 5 and 6 above

b.No earthworks outside of the bulk earthworks footprint shown on Precinct Plan 5

c.No buildings, structures, earthworks or development on the crest, and the eastern and northern side of the Ridgeline Height Control shown on Precinct Plan 5, except for rural type, post and wire fences and revegetation

d.No buildings other than accessory buildings on the southern and western side of the Ridgeline Height Control shown on Precinct Plan 5.

e.Any accessory buildings, structures and development on the southern and western side of the Ridgeline Height Control shown on Precinct Plan 5 not to be visible when viewed from the Long Bay Regional Park within the Grannys Bay catchment and from Piripiri Reserve.

f.All associated earthworks to retain the structural integrity of the ridgeline.

g.A consistent and sustainable approach to the design, planting and on-going management of this Park Interface Protection Area must be put in place at the time of subdivision.

48.Enable a limited amount of single house development in the North Vaughans area in the catchment of stream 1C.

49.Require development in the North Vaughans area in the catchment of stream 1C be confined within 120 metres (along Vaughans Road frontage) of the boundary between the Stormwater Protection A and B Areas and to the north of the stream 1C Ecology/Stormwater Management Area as shown in Precinct Plan 1.

50.Require single house development in the Glenvar area and avoid integrated housing to reflect the location of this area in Stream Protection A area.

51.Mitigate 80 per cent of stormwater runoff in the Stream Protection A area on-site, except in the catchment of stream 1C where development is to mitigate 100 per cent of stormwater run-off on site.

52.Reflect the operational requirements of the Ministry of Education by allowing the proposed Glenvar Ridge Road to be built in stages, if required. Its alignment may vary from that depicted to provide for school development.

53.Require esplanade reserves and strips along stream 3, where provided for by the Resource Management Act and the Unitary Plan.

54.Provide for terraced housing and low rise apartments up to three storeys in height and some single houses on small sites with an average density of housing across the sub-precinct of approximately one unit per 250 m².

55.Provide a landmark building at the south eastern edge of the Long Bay sub-precinct C Area 1 on the north western corner of Beach Road extension and the proposed road connecting Beach Road extension to Ashley Avenue, in proximity to Long Bay College.

56.Enable the landmark building referred to in policy 55 above to be up to four storeys in height and have a local retail function addressing the street.

57.Require the landmark building referred to in policy 2 above to be designed to provide a high quality and distinctive entrance statement to this more intensive section of the urban area.

58.Provide mixed housing in Long Bay sub-precinct C Area 2 to the north of the Awaruku Ridge on the boundary of Long Bay sub-precinct G. Gaps are to be created between groups of attached housing to provide for views into and across Long Bay sub-precinct G.

59.Develop two storey, single houses in Long Bay sub-precinct C Area 2 to the south of the Awarurku Ridge.

60.Fencing and retaining walls along the edge of Long Bay sub-precinct C Area 2 and Long Bay sub-precinct G should be designed to provide a consistent treatment that is sympathetic to the values of Long Bay sub-precinct G.

61.Allow for terraced housing and apartment buildings development up to four stories in height recognising that the average density of development across the sub-precinct is expected to be more than one unit per 100m².

62.Require development to be up to four storeys in height that forms a continuous frontage to all streets and plazas within Long Bay sub-precinct E Area 1.

63.Limit large floorplate retail activities to one store in excess of 500m² GFA within Long Bay sub-precinct E Area 1, to ensure that the centre develops as a mixed use centre.

64.Allow apartments (except at ground floor level fronting main streets) and small scale workplaces to locate in Long Bay sub-precinct E Area 1 so that a mixed use focal point for the community is created. Residential development is to be above ground on the main street frontages.

65.Restrict service station development in sub-precinct E Area 1 and 2 due to their adverse effects on amenity, and the small size of the centre.

66.Require development in Long Bay sub-precinct E Area 2 to consist of one to two storey development set within an open landscape that integrates with the natural character and open space values of the adjoining Vaughan Corridor.

67.Avoid residential and commercial development and provide only for stormwater treatment facilities and associated access, water and wastewater services. Bridges, footpaths and cycleways are also appropriate.

68.Place infrastructure where areas of ecological significance are avoided and landscape mitigation measures are proposed and underground, except for pedestrian / cycle and road bridges.

69.Avoid modifications to the bed and banks of the Vaughan Stream by earthworks or structures except for three crossings: one road bridge and two pedestrian/cycleway bridges, which may double as a wastewater, water and stormwater pipe crossing, and any works associated with the realignment of Stream 1B.

70.Require the riparian margin shown on Precinct Plan 5 to be planted in native vegetation according to an approved planting plan, apart from proposed walkways, trails and recreational areas shown on an approved framework plan.

71.Ensure when site works, subdivision or development occur within the Vaughan Stream Corridor, the landowner is responsible for planting the land from the edge of the Vaughan Stream to the top of the bank and at least 5m beyond on either side and that particular care is taken with the ecological and landscape design of the interface with the Long Bay Regional Park.

72.Require the whole of the riparian margin in Long Bay sub-precinct F, as shown on Precinct Plan 5 to be vested in council at no cost.

73.Recognise that vesting of the riparian margin in Long Bay sub-precinct F is for stormwater management purposes, including wetlands and perimeter planting and is to be managed for ecological and where practicable, recreational purposes.

74.Require land within Long Bay sub-precinct F outside the riparian margins to be landscaped and developed primarily for stormwater management and informal recreational purposes where appropriate, in accordance with any approved framework plan.

75.Vest land within Long Bay sub-precinct F in the council for stormwater purposes upon the completion of this work, at no cost to the council and in lieu of the taking of esplanade reserves along Vaughan Stream within Long Bay sub-precinct F.

76.Recognise vesting of Long Bay sub-precinct F may be carried out in stages in accordance with the staged approach to subdivision.

77.Require the transfer of Long Bay sub-precinct G, excluding the two existing dwellings and their curtilage, as identified in Precinct Plan 6, to the council prior to any framework plan involving land in Long Bay sub-precinct C Area 2 being approved.

78.Ensure sub-precinct G excludes the proposed road to the Regional Park.

79.Require a protective heritage covenant under the Historic Places Act 1993 be entered into by the landowners of Long Bay sub-precinct G and the Historic Places Trust for the long term protection, conservation and maintenance of the historic heritage and landscapes in the sub-precinct.

80.Require a Heritage Management Plan, for the heritage management area shown on Precinct Plan 4, to be prepared and approved by the council in consultation with the New Zealand Historic Places Trust and the adjacent landowners.

81.Require the heritage management plan to outline how the historic heritage resources of the area are to be protected and the heritage landscape maintained.

82.Ensure prior to any earthworks in the Awaruku Development Area, a temporary management plan including matters related to fencing, planting, weed management, vehicle use and stocking regime, is put in place to avoid adverse effects to Long Bay sub-precinct G.

83.Design new structures within the sub-precinct (as defined in the Heritage Management Plan) so that they are unobtrusive in character and effect.

84.Retain existing structures (including repairs and maintenance of them) in their current scale, character and form.

85.Limit activities in sub-precinct G to passive recreational activities, public educational and interpretive functions and grazing of light stock (preferably sheep) as detailed in the heritage management plan.

86.Require design of accessways, pathways and farm type post and wire fencing to avoid adverse effects on the heritage landscape and resources.

87.Require planting and landscaping (including revegetation of the margins of stream 2) to be carefully designed to avoid disturbance of any archaeological sites.

88.Provide for a road at the northern end of the sub-precinct, 30m or more from site R10/1078, to provide access to the Long Bay Regional Park.

89.Require the Piripiri Point land to remain in one title, unless division is required for public road access or reserve purposes.

90.Recognise the land in Long Bay sub-precinct H is subject to the Piripiri Point Protection Area. A nominated house site for the sub-precinct is shown on Precinct Plan 1 and development in this site is subject to the provisions of the Large Lot zone.

91.Limit activities to grazing, pastoral farming and indigenous revegetation.

92.Prevent intensive rural activities that involve structures (such as shade houses, glass houses, piggeries, poultry sheds, packing sheds, kennels and the like), forestry and any commercial activities (such as camping grounds and outdoor recreation).

93.Prevent buildings or structures of any sort (including tennis courts, helipads, swimming pools, and the like) from being located within the Piripiri Point Protection Area and require accessory buildings for pastoral activities and structures associated with domestic activities to be located outside of this protection area.

94.Limit fencing and accessways to normal farm type post and wire fences and unpaved tracks.

1. Landscape and natural character values of Martins Bay are protected.

2. The unique character of the coastal bach settlement is maintained and enhanced.

1. Locate and limit the visual impact of buildings, roads and earthworks to retain landscape values in Martins Bay.

2. Locate and limit the visual impact of buildings, roads and earthworks to maintain and enhance the unique character of the coastal bach settlement.

•The purpose of the Matakana 1 precinct is to give effect to the Matakana Village Sustainable Development Plan (MVSDP), which was adopted in June 2006. The MVSDP identifies local community aspirations and values, and sets out a land-use approach for different areas in and around Matakana. The precinct gives effect to the MVSDP by providing for activities that specifically relate to the unique characteristics of the village.

•Sub-precinct A: This sub-precinct allows greater flexibility around the number of persons involved in visitor accommodation, and introduces new matters for discretion and assessment criteria relating to visitor accommodation. The underlying zone for this sub-precinct is the Countryside Living zone.

•Sub-precinct B: This sub-precinct provides greater flexibility around the permitted number of people involved in visitor accommodation, and also enables integrated dwellings within 200m of a Local Centre zone to allow for a range of living options. The underlying zone for this sub-precinct is the Single House zone.

•Sub-precinct C: The purpose of this sub-precinct is to provide for light industrial activities which service the local catchment. The underlying zone for this precinct is the Light Industry zone.

•Sub-precinct D: The purpose of this sub-precinct is to ensure that a pedestrian friendly environment is maintained. New objectives and policies have also been introduced which seek to protect and enhance the rural village character of the sub-precinct. The underlying zone for this precinct is the Local Centre zone.

•Management Area 1: This management area addresses the erection of buildings, earthworks and subdivision in flood prone areas and seeks to ensure that these activities do not adversely affect overland flow paths, or other stormwater runoff patterns which may exacerbate flooding. This management area is located across the various underlying zones of the Matakana 1 precinct. The Management Area is identified in on Precinct Plan 1 in the map diagrams.

1. Development in the Matakana 1 precinct that is appropriate to and blends in with the surrounding streetscape in relation to building height, scale, bulk, materials and finishes is encouraged.

2. The development of large format retail activities within the Matakana 1 precinct is discouraged in order to protect the low scale informal character of Matakana Village.

3. High quality buildings and signage that complements and enhances streetscape, the Matakana Village character and pedestrian amenity in the Matakana 1 precinct are encouraged.

1. Require new buildings in the Matakana 1 precinct to achieve a high quality architectural design that represents a rural village character rather than that of an urban commercial environment.

2. Enable retail development which has a floor area in keeping with the small size of typical retail shops within the village.

3. Enable buildings that have an architectural style which creates a rural or historic character rather than a modern commercial appearance with a hard urban edge.

1. Community activities which enable the ongoing operation of the Matakana 2 precinct are promoted.

2. Tourist and visitor activities which enable the ongoing operation of the Matakana 2 precinct are promoted.

3. The rural character and appearance of the Matakana 2 precinct is maintained.

1. Recognise and provide for activities which enable the ongoing operation of the Matakana 2 precinct.

2. Encourage development and land uses that maintain the rural character and appearance of the Matakana 2 precinct.

1. To enable Morris and James Pottery to continue to operate as a tile works factory, café and tourist attraction.

1. Enable the activities currently undertaken at Morris and James Pottery to continue.

2. Require activities to be carried out in a manner that minimises effects on adjoining properties with respect to dust and without pollution of the Matakana River.

1. Subdivision is managed to retain the versatility of land and soil resources for a range of productive land uses.

1. Enable a single 4,000m² - 5,000m² site to be created on sites over 5ha where any subdivision provides:

a. suitable legal measures to prevent subdivision of the balance area in perpetuity

b. a landscape management plan for the 4,000m² - 5,000m² site to avoid rural residential appearance

c. suitable measures to preserve the productive value of the land resource

2. Allow subdivision to protect wetlands where:

a. the wetland meets the criteria for consideration as a significant native wetland

b. suitable measures are proposed to protect and enhance the wetland.

•they are protected from effects of subdivision and development 

•landowners are aware of their responsibilities in relation to those sites.

•sub-precincts A – D provide for residential activities and allow for comprehensive development of large areas within the Omaha South precinct

•sub-precinct E provides for commercial activities.

1.The wastewater capacity constraints are managed by limiting the total number of residential dwellings in the Omaha South precinct to 600 dwellings.

2.The coastal character and amenity of the Omaha South precinct are respected and enhanced.

3.The natural coastal environment and Omaha aquifer are not compromised by the adverse effects of stormwater, wastewater discharges and earthworks.

4.The cultural values and relationship of Mana Whenua with the Omaha Spit are recognised and provided for.

5.Building heights in the commercial precinct are limited to complement the low rise character of the Omaha South settlement.

1. Manage the intensity of development across the precinct to ensure an equitable distribution of the housing cap and achieve a range of site sizes and dwellings in different sub-precincts.

2. Provide environmentally appropriate infrastructure to manage the effects of wastewater and stormwater discharge.

3. Discourage the conversion of any dwelling into two dwellings to avoid exceeding the development cap on the precinct.

4. Require buildings to be sited and designed to:

a. retain significant native vegetation and ensure sufficient space is available to allow for additional planting between buildings

b. complement the coastal character of the area and the cultural and natural features of Little Omaha Bay

c. achieve a reasonable sharing of views of the coast from properties located to the rear of sites inside the Beach amenity protection line as shown in the precinct plan.

5. Manage development so it will not compromise the functioning of coastal processes in Little Omaha Bay or Whangateau harbour.

6. Avoid locating development in areas susceptible to coastal erosion.

7. Acknowledge and respect sites that are significant to Mana Whenua.

8. Limit building heights in the commercial sub-precinct E to complement adjacent residential development.

•Nukumea Stream and Alice Eaves Scenic Reserve to the north

•Orewa North Primary School to the south

•Single dwelling residential development and Puriri Bush reserve to the east.

•building platforms for apartment housing

•building platforms for detached, semi detached and attached town housing and terraced housing

•visual amenity corridors and a communal open space area

•a mixed use area to accomodate low scale business activities and apartment housing.

1. A master planned community is created that achieves:

a. an inter-related pattern of building heights that integrate with the topography and landscape

b. a distinctive and cohesive architectural style that complements the coastal character of the area

c. a range of housing types and densities in each sub-precinct

d. restrict the total number of dwellings to match the level of infrastructure provided for the precinct

e. a series of open space corridors that separate sub-precincts, provide view corridors and create space for community activities

f. an integrated landscape theme that complements the adjacent bush on Alice Eaves Scenic Reserve

g. apartments and small-scale commercial activities in sub-precinct F for local residents

h.best practice stormwater management.

1.Require that the layout and development of the precinct is consistent with the Orewa 1 Precinct Plan, including:

a.a concentration of higher density apartment housing in flatter areas (predominantly sub-precincts D, F and part of E.

b.development of detached, semi detached and attached town houses or terraced housing in the rest of the precinct.

c.development of apartments and small-scale commercial activities in sub-precinct F with good access to sunlight, active frontages and unobtrusive signage.

d.housing types, buildings platforms and building heights in the building envelopes identified on the Orewa 1 Precinct Plan

e.yard setbacks, building coverage and permeable surface areas that create a consistent streetscape appearance and a sense of spaciousness around groups of buildings

f.visual corridors and community open spaces in the sub-precincts shown on the precinct plan.

2.Apply a dwelling cap to ensure that development does not exceed infrastructure capacity and maintains the spacious character of the precinct.

3.Require that development achieves a cohesive architectural style and character that is consistent with the Orewa Design Guidelines, including

a.materials and levels of detailing

b.colour palettes

c.high quality building and facade designs that are well articulated

d.building block sizes and envelopes that limited in length to break up the appearance of mass, weight and bulk

e.garage doors that are unobtrusive and do not dominate the streetscape.

4.Design development and landscaping that is consistent with the Orewa Design Guidelines and Orewa 1 Precinct Plan.

5.Require that buildings adjacent to the Orewa North Primary School are setback to minimise dominance and overshadowing.

6.Require that impervious surface areas and and the stormwater management is designed to minimise runoff and flooding in the Nukumea stream catchment.

•the ecological and amenity value of Orewa Estuary and Nukumea Stream

•a number of native vegetation areas of ecological value

•riparian vegetation and wetlands of ecological value.

•Orewa 2 Precinct Plan (Precinct Plan 1)

•Orewa 2 Development Areas Plan (Precinct Plan 2)

•Orewa 2 Road Hierarchy Plan (Precinct Plan 3).

1. The precinct is developed in a comprehensive and integrated way to create an outstanding urban environment in which people can live, work, and play in accordance with Precinct Plan 1.

2. The natural and physical values of the precinct are protected from inappropriate subdivision and development.

3. Urban development is in keeping with urban design principles including:

a. Clearly defined public and private space

b. Neighbourhood definition

c. Attractive and safe streets which encourage walking and cycling

d. Buildings fronting public open space

e. Active street frontages

f. Breaking up building mass

g. High quality landscape planting.

4. Identifiable business and residential communities and neighbourhoods are created through unique developments based on the key natural features of each area of the precinct.

5. A range of housing types, densities and site sizes are provided in the precinct.

6. Development includes adequate and appropriate land for public open space and that is an integrated feature in development.

7. Adverse effects of stormwater runoff are avoided or mitigated.

8. Public access along waterways, and between each Development Area, is maintained and enhanced.

9. Street layout and design encourage alternative transport modes including passenger transport, cycling and walking.

1. Promote comprehensive and integrated development of the precinct in accordance with Precinct Plan 1 and approved framework plans.

2. Encourage the development of framework plans for Development Areas prior to subdivision or development of a Development Area to ensure that the precinct is developed in a co-ordinated, integrated and comprehensive manner.

3. Encourage consultation with any owners of land within a Development Area, and any neighbouring Development Area, when preparing framework plan.

4. Require the framework plan to demonstrate the interrelationship and future integration with other land within adjoining Development Areas and the precinct, particularly where a framework plan is only prepared for part of a Development Area.

5. Provide flexibility to develop a range of housing sizes, types and densities throughout the precinct.

6. Require development of two or more dwellings to achieve the following outcomes:

a. a high standard of architectural design

b. buildings that are well proportioned and articulated

c. landscaping that will reduce the appearance of building bulk and mass

d. a high standard of amenity including provision for and protection of privacy and solar access to private outdoor living spaces.

7. Require that subdivision and development to be designed and implemented so that:

a.the pattern of activities, densities and the layout of sites and buildings respond positively to the natural and physical features of the area including its steep rolling topography, natural watercourses and its coastline

b. the natural and environmental values of the precinct are enhanced and maintained.

8. Control subdivision and development in the Physical Limitations area having regard to the geotechnical constraints on urban development.

9. Require the protection of natural and physical features that contribute to a unique urban character and identity including:

a.identified view shafts

b. significant natural watercourses and wetlands

c. ridges, valleys and other topographical characteristics of the precinct

d. riparian vegetation

10. Require public open spaces to be fronted by streets to provide a sense of public ownership, a high level of amenity for the general public, and a safe environment for users.

11. Require public open spaces adjoining the Orewa Estuary to be bounded for their full perimeter by a combination of the estuary and streets where this is consistent with good environmental outcomes.

12. Ensure that development and subdivision avoids or mitigates the removal of significant trees, mature indigenous vegetation and other landscape features.

13. Require landscaping to demonstrate a theme that is compatible with the urban context and promotes neighbourhood identity.

11. Require roads, footpaths and cycle-ways to be designed as an integral component of a development in order to provide high amenity and functional routes for all modes of transport.

12. Promote the development and maintenance of pedestrian linkages between Development Areas to encourage active communities and to provide opportunities to easily access live, work, and play environments.

13. Promote integrated public transport facilities and services.

1. Opportunities for intensive residential development are provided.

2. The risk posed by natural hazards is avoided, remedied and mitigated.

3. Native biodiversity, natural landscape qualities and significant natural areas are protected and enhanced.

4. Infrastructure appropriate for the intensity of the site is provided.

1. Manage the impact of bulk earthworks on geotechnical stability and visual amenity.

2. Maintain the efficient road network.

3. Avoid adverse cumulative effects of activities and subdivision upon the biodiversity, character and amenity values in the precinct.

1. Comprehensively designed rural residential development is provided for.

2. The rural character, landscapes, and amenity values of the precinct are retained to provide a buffer between urban activities in Orewa and rural production activities to the west.

3. The balance land is preserved for farming and recreational activities.

4. Areas of native vegetation, unstable land and riparian margins are protected from development.

1. Enable the provision of up to 86 sites on which a dwelling can be built within the precinct.

2. Enable rural-residential subdivision based on clustering of dwellings to maintain large areas of open space for dry stock grazing and recreational activities.

3. Provide for a greater diversity of land uses and dwelling types than that allowed in the Countryside Living zone.

4. Avoid development on prominent ridges or knolls.

5. Locate non-residential activities in a central location.

6. Locate cluster development in a configuration that protects existing native vegetation and water courses in the precinct.

7. Provide for a mix of private and communal property, and encourage the use of communal areas for farming and recreational use.

1. To protect the historic and rural residential character of Puhoi Village.

1. Buildings are sited and designed to maintain and enhance the rural residential and historic character of the village, particularly the historic village core.

2. Require a minimum site size of 4,000m² to protect the small rural character of Puhoi Village.

3. Require a minimum site size of 4 hectares in sub precinct A to protect the historic core of Puhoi Village.

1. Development which exceeds the limited infrastructure capacity of the precinct is avoided.

2. The effects of historical land uses are remedied and mitigated.

1. Design and site activities in the precinct so as to avoid, remedy or mitigate adverse effects.

2. Design and site activities in the precinct to contain adverse effects within the precinct site.

1. Natural resources rather than built forms dominate the rural character and amenity values of the precinct.

2. Native biodiversity, natural landscape qualities and significant natural areas are protected and enhanced.

3. Conflict between residential and non-residential land use activities is avoided and adverse effects are mitigated.

4. The productive use of the rural land resource is enabled and adverse effects of such land use on the natural and physical resources existing within the precinct are avoided, remedied or mitigated.

5. Limited development opportunities consistent with those existing at the time the Crown and Te Kawarau a Maki signed the Treaty settlement are provided.

6. There is potential for an integrated subdivision creating a limited number of sites within Kumeu/Riverhead but requires a comprehensive and integrated assessment of alternatives, benefits and costs.

7. The sustainable management of natural and physical resources is promoted in a manner which recognises and provides for the relationship of Māori and their culture and traditions with their ancestral lands, water, significant sites, waahi tapu and other taonga.

1.Limit further subdivision and rural residential lifestyle opportunities.

2.Prevent rural residential development within the precinct unless undertaken as part of protecting significant natural areas, enhancement planting or the vesting of additional reserve land as appropriate.

3.Undertake subdivision in a manner which results in:

a.riparian margin protection and enhancement

b.hydrological neutrality

c.protection and enhancement of bush, scrub and wetlands.

4.Avoid adverse cumulative effects of activities and subdivision upon the character and amenity values in the precinct.

5.Protect and enhance distinctive and high quality landscapes wherever possible by ensuring development within the precinct is in a location and of a scale and intensity that does not dominate or have significant adverse effects on those landscapes.

6.Prevent new non-residential activities from resulting in any significant adverse effects upon existing amenity values.

7.Locate non-residential activities where the adverse effects of the proposed activity can be internalised on the site or any off-site effects can be avoided, remedied or mitigated such that they are no more than minor.

8.Continue activities based on production from the rural land resource and recognise these activities as an element of rural character within the precinct.

9.Provide for a diversity of site sizes, including the retention of land in large holdings in order to maximise the diversity of activities that can be undertaken on the rural land resource.

10.Mitigate the adverse effects of mineral extraction as far as practicable where adverse effects cannot be avoided due to the fixed nature of naturally occurring mineral deposits.

11.Prevent activities where cumulative adverse effects will occur in relation to the rural character, amenity values, significant natural features, significant landscapes, road traffic and safety.

12.Avoid any adverse effects upon streams, rivers and wetlands and wherever possible new activities or subdivision should lead to the enhancement and revitalisation of these areas by excluding grazing animals though fencing and undertaking replanting or riparian areas.

13.Provide for limited opportunities for subdivision, where the outcomes of other precinct policies can be achieved along with:

a.the protection of significant natural areas

b.the creation of additional significant public reserve land

c.dwelling sites on Māori land

d.significant enhancement planting.

14.Avoid additional subdivision opportunities within the Kumeu/Riverhead fringe shown in Precinct plan 2 unless a comprehensive and integrated assessment has been undertaken.

1. CT 24B/690 (Sec 3 Blk VI Waitemata Survey District SO 25805) 0.9055ha

2. CT 24B/690 (Sec 2 Blk VI Waitemata Survey District SO 25805) 3.8167ha

3. CT 863/177 6.9555ha

4. CT 18D/275 15.3781ha

5. CT 179/184 22.7610ha

6. CT 861/60 32.5585ha

1. Future development and subdivision of the land is enabled.

2. Protection of ecologically sensitive areas is provided for.

1. Recognise and provide for the particular characteristics of the land, including its topography, native vegetation, rural character, visual amenity values and its visually prominent location adjoining the Riverhead township.

2. Enable appropriate rural-residential subdivision and development, while protecting the high quality native vegetation and visual amenity of the land.

3. Recognise the need to ensure that appropriate building sites are achieved on geotechnically suitable land and that all sites can be adequately serviced.

1. Natural resources rather than built forms dominate the rural character and amenity values of the precinct.

2. Native biodiversity, natural landscape qualities and significant natural areas are protected and enhanced.

3. Conflict between residential and non-residential land use activities is avoided and adverse effects are mitigated.

4. The productive use of the rural land resource is enabled and adverse effects of such land use on the natural and physical resources existing within the precinct are avoided, remedied or mitigated.

5. Limited development opportunities consistent with those existing at the time the Crown and Ngati Whatua o Kaipara signed the Treaty settlement are provided.

6. The sustainable management of natural and physical resources is promoted in a manner which recognises and provides for the relationship of Māori and their culture and traditions with their ancestral lands, water, significant sites, waahi tapu and other taonga.

1. Limit further subdivision and rural residential lifestyle opportunities.

2.Prevent rural residential development within the precinct unless undertaken as part of protecting significant natural areas, enhancement planting or the vesting of additional reserve land as appropriate.

3. Undertake subdivision in a manner which results in:

a. riparian margin protection and enhancement

b. hydrological neutrality

c. protection and enhancement of bush, scrub and wetlands.

4. Avoid adverse cumulative effects of activities and subdivision upon the character and amenity values in the precinct.

5. Protect and enhance distinctive and high quality landscapes wherever possible by ensuring development within the precinct is in a location and of a scale and intensity that does not dominate or have significant adverse effects on those landscapes.

6. Prevent new non-residential activities from resulting in any significant adverse effects upon existing amenity values.

7. Locate non-residential activities where the adverse effects of the proposed activity can be internalised on the site or any off-site effects can be avoided, remedied or mitigated such that they are no more than minor.

8. Continue activities based on production from the rural land resource and recognise these activities as an element of rural character within the precinct.

9. Provide for a diversity of site sizes, including the retention of land in large holdings in order to maximise the diversity of activities that can be undertaken on the rural land resource.

10. Mitigate the adverse effects of mineral extraction as far as practicable where adverse effects cannot be avoided due to the fixed nature of naturally occurring mineral deposits.

11. Prevent activities where cumulative adverse effects will occur in relation to the rural character, amenity values, significant natural features, significant landscapes, road traffic and safety of an area.

12. Avoid any adverse effects upon streams, rivers and wetlands and wherever possible new activities or subdivision should lead to the enhancement and revitalisation of these areas by excluding grazing animals though fencing and undertaking replanting or riparian areas.

13. Provide for limited opportunities for subdivision, where the outcomes of other precinct policies can be achieved along with:

a. the protection of significant natural areas

b. the creation of additional significant public reserve land

c. dwelling sites on Māori land

d. significant enhancement planting.

•A grid based road pattern with informal road construction and generous verges

•A significant cover of mature vegetation

•A low density character with rectangular shaped allotments of a consistent size and frontage

•A rural and coastal aspect

•Land around the perimeter of the precinct applies a larger minimum site size consistent with subdivision controls over the existing town of Riverhead

•The precinct allows for greater densities within a special development area surrounding proposed public open space in the centre of the precinct

•The precinct seeks to complement and enhance the key features that contribute to the character of the existing Riverhead township and to ensure that future development integrates with the existing town

1. Subdivision and development within Riverhead South is designed and implemented in a comprehensive, efficient and integrated way that responds to its urban, natural and coastal context.

2. The urban form and pattern of development in Riverhead South is integrated with and complements the open spacious character of the existing Riverhead township.

3. Amenity values are maintained within neighbourhoods, residential areas and residential sites.

4. The natural character of areas near the coast, and the margins of streams, ponds and wetlands are protected from inappropriate subdivision and development, and significant vegetation is retained.

5. Lower density residential development is located around the perimeter of the precinct.

6. Some higher density residential development is located in the Special development area adjacent to and surrounding the indicative public open space area at the centre of the precinct as identified on Precinct Plan 1.

7. The adequate provision of infrastructure, including the ability to connect to a public wastewater disposal system and a public reticulated water system, is ensured.

8. The precinct provides a connected grid street pattern with integrated and safe pedestrian and cycle linkages to the existing Riverhead township, the coastal environment, and existing open space.

9. The open space network is consistent with Precinct Plan 1.

1. Promote comprehensive and integrated development of the precinct in accordance with approved framework plans.

2. Require a subdivision layout and form that reflects the existing pattern of subdivision in the existing Riverhead township and Precinct Plan 1.

3. Require a connected grid street pattern with integrated and safe pedestrian and cycle linkages to the existing Riverhead township, the coastal environment and existing and indicative public open space areas.

4. Require larger minimum site sizes around the perimeter of the precinct consistent with site sizes in the existing Riverhead township.

5. Require the adequate provision of infrastructure, including the ability to connect to a public wastewater disposal system and a public reticulated water system.

6. Enable more intense development within the Special development area and the indicative public open space area identified on Precinct Plan 1.

7. Require an open space network that is consistent with Precinct Plan 1 and is connected to the existing Riverhead township and other significant public places.

8. Encourage the retention of significant native vegetation and require planting that will enhance the natural character of the precinct and reduce the visual impact of urban development.

9. Require subdivision and development to be designed to:

a. protect and enhance the significant coastal margins and landforms

b. avoid exacerbating or generating any natural hazards

c. protect the quantity and quality of water in streams, ponds and wetlands

1. Significant landscape values, and areas with physical constraints, are protected including land that:

a. contains ecological values including significant native vegetation and fauna habitats

b. has significant natural features including notable ridgelines, coastal margins, natural gullies and water courses and perennial and ephemeral streams

c. has significant natural character including open undeveloped or vegetated slopes

d. has steep topography or ground conditions that are unsuitable for development.

2. Subdivision, and the intensity of development are limited to protect significant landscape values and avoid development on land with physical constraints.

3. Buildings are sited and designed to integrate with the landscape and minimise their visual prominence when viewed from public places.

1. Require larger minimum site sizes for subdivision to protect significant landscape values and existing native vegetation.

2. Enable the clustering of dwellings in select locations to permanently protect areas with significant landscape values and avoid physical site constraints.

3. Require the design and location of new buildings and development to:

a. minimise landform and earthwork modifications on the landscape

b. minimise visual impacts by:

i. avoiding prominent locations and integrating development with the contours of the land

ii. reducing the extent and visual prominence of driveways

iii. using building design, materials and colours that will integrate with the surrounding landscape

iv. retaining existing native vegetation and significant trees

v. requiring a landscape buffer along the Whangaparaoa ridge line in Coal Mine Bay and locate development to retain a relatively underdeveloped appearance when viewed from a public place.

1. Adverse visual effects on the cemetery and countryside living sites are avoided.

2. Effects of development on the wastewater network are minimised.

1. Require buildings to be located, designed, and landscaped, to ensure the visual effects of the buildings on the cemetery and Countryside Living zone beyond the southern ridgeline to the south and south-east are avoided.

2. Restrict the finished level of buildings on the southern ridgeline.

3. Require landscaping to screen and mitigate the adverse visual effects of buildings on adjoining sites.

4. Restrict high water use activities.

1. A distinctive recreation and entertainment precinct with a high-quality built form and landscape is enabled.

2. A range of recreation and entertainment and ancillary activities is provided.

3. A high-quality built form and landscape with an overall vegetation framework that provides a cohesive landscape and substantially increases the tree canopy.

4. A clear and well defined edge between the urban Hibiscus Coast area and the surrounding rural land.

5. Access to the precinct is safe and efficient and does not adversely affect the state highway network or the surrounding road network.

6. Passenger transport is supported.

7. Development occurs in accordance with relevant recommendations of the Silverdale South Integrated Catchment Management Plan.

1. Limit activities within the precinct to entertainment and recreation activities and other activities that are clearly ancillary to these, including supporting and appropriately themed retail and travelers’ accommodation.

2. Restrict commercial and industrial activities that are not ancillary or secondary to entertainment and recreation activities.

3. Integrate retail activities with recreation and entertainment activities, and restrict retail activities to those that are closely related to the types of activities provided for in the precinct.

4. Provide for development to be integrated within an overall vegetation and landscaped framework that provides a cohesive landscape including a:

a. variety of fast growing exotic trees

b. longer term framework of species characterising New Zealand’s northern sub-tropical vegetation.

5. Require development to emphasise the underlying natural landform by protecting the integrity of ridgelines, reinforcing the natural watercourses, views and access to sunlight.

6. Provide a landscape buffer along the boundary of State Highway 1 to assist in screening development within the precinct from the motorway.

7. Require a high standard of architectural and urban design for buildings, development and site layout with the location, scale, materials and colours of buildings, structures and signs being unobtrusive.

8. Restrict earthworks to those necessary for the formation of roads, infrastructure and the formation of building platforms.

9. Restrict activities that will cause adverse effects on the state highway network or the surrounding road network and restrict vehicular access to the precinct to the defined points on East Coast Road and the Hibiscus Coast Highway as identified on precinct plan 1.

10. Provide a low speed–high amenity transport network supportive of safe and efficient pedestrian and cycle access.

11. Restrict noise levels of activities within the precinct so that the amenity values of adjoining areas are not adversely affected.

12. Restrict development of the steeper land located within 200m of the boundary with East Coast Road to limited areas of buildings or hardstand areas.

13. Require best practice stormwater management, retain existing streams and prevent building and fill within floodplains in a manner consistent with the Silverdale South Integrated Catchment Management Plan.

•Sub-precinct A 

•Sub-precinct B 

•Sub-precinct C 

•Sub-precinct D (D1, D2 and D3) 

•General Business for sub-precinct A

•Single House for sub-precinct B 

•Town Centre for sub-precinct C

•Neighbourhood Centre for sub-precincts D1, D2 and D3 

•Restrict urban development ahead of necessary improvements being made to the primary roads network.

•Require high quality urban design outcomes and buildings that will enhance the character of commercial areas. 

•Require high standards of residential amenity including the protection of solar access to the private outdoor living areas of proposed and existing dwellings. 

•Weiti Landscape area which is an area of high visual sensitivity containing a ridgeline overlooking the Hibiscus Coast Highway and forming a backdrop to the Silverdale War Memorial park.

•Wainui Road area which is located on business zoned land that interfaces with residential land to the east. 

•Gateway area which includes land adjacent to State Highway 1A and is highly visible from the motorway. 

•Physical limitations area which includes land containing soils unsuitable for residential development at standard residential densities. 

•View shafts and areas subject to building restrictions which are identified to limit building heights at specific public viewing points.

1.Subdivision and development are designed and implemented in a comprehensive, efficient and integrated manner.

2.Necessary improvements are made to the primary roads network and connections to this network ahead of development.

3.Development does not create significant adverse effects on the primary road network and connections to that network.

4.Key natural features and the distinctive character of the area are protected from inappropriate subdivision and development.

5.Open space and land for community facilities are identified.

6.Significant views from public places are protected.

7.High standards of urban design are achieved including distinctive architectural styles, attractive landscaping and the use of colours and materials that will not dominate the landscape setting or compromise character of the streetscape or neighbourhood in which they are located.

8.A range of housing types, densities and site sizes are provided in the precinct.

9.A range of business development opportunities are created that will increase employment opportunities in an attractive working environment.

10.The road layout is integrated with the landscape and provides a safe, attractive and well-connected network that includes public transport, cycling and walking routes.

11.Subdivision and development avoids the adverse effects of stormwater runoff within the Orewa Estuary and Weiti River catchments and their contributing streams.

12.A vibrant pedestrian environment is achieved, and a mixed and diverse range of activities that address the street are provided, in sub-precinct C.

13.Adverse effects on the environment from traffic generation and parking demand are avoided, remedied or mitigated in sub-precincts C and D.

1.Encourage the preparation of framework plans to guide future development and densities in each of the development areas identified in the Silverdale North Development Areas and Road Layout plan.

a.encourage consultation with any owners of land within the sub-precinct and Development Area, and any neighbouring sub-precinct, when preparing a framework plan.

b.require the framework plan to demonstrate the interrelationship and future integration with other land within the Development Area and sub-precinct, particularly where a framework plan is only prepared for part of a Development Area.

2.Require the staging of subdivision and development to coordinate with improvements and connections to the primary road network and to avoid increasing congestion at the Hibiscus Coast Highway and State Highway 1A interchange.

3.Design a well-connected road network that respects natural features and is generally in accordance with the Silverdale North Development Areas and Road Layout plan shown on precinct plan 2.

4.Design neighbourhoods and roads to protect significant natural features and landscapes including significant ridgelines, gullies, vegetation and natural water courses.

5.Require open space and land for community facilities to be identified at the framework plan stage.

6.Require public open space that is bounded and fronted by streets for no less than 75 per cent of their perimeter and that provide a clear sense of public ownership and high levels of amenity, safety and permeability.

7.Design roads to provide a safe, attractive and well-connected network that includes public transport, cycling and walking routes.

8.Require best practice stormwater management in a manner consistent with the Silverdale North Integrated Catchment Management Plan.

9.Require framework plans to provide for a comprehensive and integrated approach to urban design recognising the visual prominence of the Gateway area identified in Precinct Plan 1 when viewed from State Highway 1A and the visual sensitivity of parts of the area immediately north of the Weiti River.

10.Require resource consent applications for buildings and earthworks to manage the siting, design and appearance of buildings, provide for landscaping and maintain high levels of amenity consistent with a business park or campus like environment.

11.Enable and encourage the establishment of land use activities that will attract knowledge and people based businesses and a more limited or different range of business activities than might expect to be found in a mixed use zone.

12.Discourage industrial activities that could compromise the campus like appearance of sub-precinct A.

13.Discourage the use of materials and bright corporate colours that will visually impact on the landscape, especially when viewed from State Highway 1A.

14.Avoid business activities which require air or water discharge consents.

15.Require buildings and development in commercial areas to achieve a high standard of visual amenity that will enhance the identity, aesthetics and character of commercial areas taking into consideration:

a.the proportion, scale, bulk and form of buildings including architectural style, the external appearance and articulation of buildings and the use of materials, colours and glazing

b.the siting, design and integration of buildings with the topography

c.the need to avoid blank walls including retaining walls over 1.5m in height which are in the public realm

d.a preference for landscaped batters rather than retaining walls

e.sunlight to public places especially where outdoor eating is envisaged

f.opportunities for landscaping that will soften the hard urban appearance of commercial buildings.

16.Provide flexibility to develop a range of housing sizes, types and densities throughout the precinct.

17.Provide for a proportion of various intensities of residential development as follows:

18.Encourage higher densities around commercial activities and public open space.

19.Require and protect sunlight access to proposed and existing private outdoor living spaces to ensure they receive at least five hours of sunshine between 9am and 3pm on 22 March/September.

20.Require development of two or more dwellings to achieve the following outcomes:

a.a high standard of architectural design

b.buildings that are well proportioned and articulated

c.landscaping that will reduce the appearance of building bulk and mass

d.a high standard of amenity including provision for and protection of privacy and solar access to private outdoor living spaces.

21.Discourage subdivision that creates rear sites.

22.Limit the size of ground floor tenancies and discourage large format retail to achieve a vibrant pedestrian environment and a mixed and diverse range of activities that address the street in sub-precinct C.

23.Discourage retail in sub-precinct D3 that could compromise the commercial viability of the Silverdale town centre.

24.Require buildings and development in commercial areas to achieve a high standard of visual amenity that will enhance the identity, aesthetics and character of commercial areas taking into consideration:

a.the proportion, scale, bulk and form of buildings including architectural style, the external appearance and articulation of buildings and the use of materials, colours and glazing.

b.the siting, design and integration of buildings with the topography.

c.the need to avoid blank walls including retaining walls over 1.5m in height which are in the public realm.

d.a preference for landscaped batters rather than retaining walls.

e.sunlight to public places especially where outdoor eating is envisaged.

f.opportunities for landscaping that will soften the hard urban appearance of commercial buildings.

25.Minimise the use of bright corporate colours to reduce competition for dominance by buildings and signage.

26.Require active frontages to buildings that address two street corners.

27.Require all land in sub-precinct C adjoining the Hibiscus Coast highway to be landscaped and densely planted.

28.Design buildings to address the corner of Millwater Parkway and Silverdale Street in sub-precinct C.

29.Enable the development of small service business activities in sub-precinct D3 to support and provide a focal point for the business community in sub-precinct A.

30.Exempt on-site parking in sub-precinct D and require angled car parking between buildings and the street frontage.

31.Limit direct vehicular access to Millwater Parkway from sites within sub precinct D1 and D2.

32.Limit the intensity of development within the Physical Limitations area in Precinct Plan 1 to one dwelling per 1500m² with an average of one dwelling per 5000m² unless geological constraints are removed or modified to enable standard residential densities.

33.Require all buildings and development on sites in the Wainui Road area in Precinct Plan 1 to be sited and designed to present an attractive façade and landscaping that is compatible with the residential area on the east side of Wainui Road.

34.Require all buildings and development in the Gateway area in Precinct Plan 1 to be sited and designed to present a high quality built form and a low visual impact when viewed from State Highway 1A.

35.Recognise and protect landscape values on land north of the Weiti River in the Weiti Landscape area by ensuring the development does not protrude above any ridgelines and requiring buildings and development to minimise their visual prominence when viewed from State Highway 1A and Wainui Road.

36.Require a minimum average size site of 4000m² for subdivision in the Weiti Landscape area in Precinct Plan 1.

37.Require planting and exclude protected vegetation in Development Areas 9A and 9B from the calculation of minimum site sizes as shown in Silverdale North Development Area 9A and 9B plan in Precinct Plan 3.

38.Require that buildings and structures in the Subject to Building Restrictions area in Precinct Plan 1 do not obscure significant view shafts when viewed from identified public places.

1. Ongoing development of the Smales Farm Technology Office Park as an employment node is encouraged and undertaken in a manner which avoids adverse effects on the function and amenity of the City Centre, Metropolitan and Town Centre zones and neighbouring zones.

1. Provide for office activity up to a specified limit.

2. Limit accessory activities to those which meet the immediate needs of office workers.

3. Require activities to demonstrate that they will not adversely affect the safe and efficient operation of the transport network.

•Sub-precinct A, which is zoned Mixed Use, has been substantially excavated during quarrying operations in the past and is considered suitable for a mixture of uses including commercial and a range of residential development such as apartments and retirement accommodation, recognising the location of the land at the residential/business interface. It is the intention to minimise rock excavation and work within the existing land contours as far as is practicable. Medical related business activities are encouraged, recognising the proximity of the site to the North Shore Hospital and the synergies that could result from such development. The Integrated Transport Assessment which was prepared for the Smales 2 precinct in 2013 identified that this sub-precinct could accommodate up to 45,000m² of business development. However, the extent of retail and general office development that can occur within the sub-precinct is capped to ensure that development does not undermine other nearby business centres nor generate adverse traffic effects.

•Sub-precinct B, which adjoins Lake Pupuke, is zoned Mixed Housing Suburban. The sub-precinct is to be developed for intensive residential purposes in a manner that achieves high standards of on-site amenity and which appropriately responds to the location of the land adjacent to the lake and its elevation above Northcote Road immediately to the north. The special character and amenity of Lake Pupuke, will be protected through a variety of techniques including the imposition of the 30m Lakeside Yard setback and, in close proximity to the lake edge, limiting the height of buildings and providing only for individual houses, rather than apartments.

1. Sub-precinct A is comprehensively planned and developed as a mixed use area that achieves a high quality built environment and responds appropriately to the context of the sub-precinct and the surrounding neighbourhood.

2. Sub-precinct B is comprehensively planned and developed into an area of high quality intensive housing that achieves a high level of residential amenity taking advantage of the site’s north-east facing aspect while avoiding, remedying or mitigating adverse effects of earthworks, activities and buildings on the amenity of nearby residential zones, Lake Pupuke and public spaces, including Northcote Road.

1.Encourage the development of a single framework plan for each sub-precinct in order to promote comprehensive and integrated planning of these areas and to achieve a high level of amenity and built environment throughout the precinct while minimising the adverse environmental effects of subdivision and development. Framework plans are to establish matters such as:

a.the layout of the site

b.the bulk and location of buildings

c.indicative finished land contours

d.provision for vehicle access and safe convenient and accessible routes for pedestrians and cyclists

e.management of site related traffic on the surrounding road network

f.measures to provide protection and/or accessibility to significant geological features.

2.Require that any framework plan application also seeks consent for (as a minimum) any infringements of bulk and location controls, landscaping, access widths and gradients and works on a geological site, and encourage the application to include all other consents that may be required.

3.Require appropriate stormwater management to be employed to protect the water quality of Lake Pupuke, both during and post construction.

4.Require development to facilitate the comprehensive integration of land uses and transport infrastructure, including pedestrian and cycle routes into and through the site and the provision of public access (both pedestrian and cycle) between Rangitira Avenue and Northcote Road.

5.Encourage development to minimise further rock excavation to the extent practicable due to the potential adverse effects of noise and vibration.

6.Require any framework plan developed for Sub-precinct A to demonstrate how development will be undertaken to achieve a high quality design, create good on site amenity standards with particular regard to the needs of pedestrians, and relate appropriately to the context of the sub-precinct, the neighbouring Sub-precinct B, and the surrounding neighbourhood, and in particular to:

a.Create a safe and convenient public environment

b.Achieve an attractive built environment

c.Avoid, remedy or mitigate the adverse effects of development on the adjoining residential area, including those effects relating to noise, privacy, visual amenity, shading and dominance

d.Achieve good urban design outcomes

e.Utilise landscaping to enhance the appearance of the development and integrate the site with adjoining land-uses and the streetscape

f.Provide appropriately for the movement of cycles and pedestrians into, through and within the site in a manner that is safe, convenient and attractive, and which has regard to the potential significance of the site as part of an around Lake Pupuke link for recreational walkers and cyclists

g.Provide appropriately for the movement of vehicles into, through and within the site, having regard to the effects of traffic on the adjoining road network

h.Protect those geological features of most significance, and where practicable require that they are available for future study.

7.Enable a mixture of uses to establish within the sub-precinct, including residential and commercial activities.

8.Encourage the establishment of businesses providing medical related goods and services to reflect the proximity of North Shore Hospital to the sub-precinct and to limit the total floor area of general (non-medical related) office and retail development in recognition of the potential adverse effects of such activities on nearby town centres.

9.Provide the opportunity for a single landmark building to be located within a defined area close to Northcote Road.

10.Encourage the use of alternative modes of travel through the preparation of travel management plans and the inclusion of facilities that support cycling and walking.

11.Require any framework plan developed for Sub-precinct B to demonstrate how development will be undertaken to achieve a high quality design, create good on site amenity standards for the residential units, and relate appropriately to the context of the sub-precinct and the surrounding neighbourhood, including the location of the sub-precinct adjoining Lake Pupuke, and in particular to:

a.Create a safe and attractive residential environment

b.Achieve an attractive built environment

c.Mitigate the adverse effects of development on the adjoining residential area

d.Avoid adversely affecting the amenity and environmental values of Lake Pupuke

e.Create an appropriate relationship with Northcote Road, including creating a landscaped buffer between buildings and the upper edge of the bluff.

12.Provide for the establishment of a range of residential types (from single houses to apartments) in an integrated development with a high level of residential intensity.

13. Provide for a wide range of primarily medical related business activities, including offices for businesses providing medical related goods and services, reflecting the location of the site in close proximity to North Shore Hospital, but with limitations on the nature and extent of retail and general office activities to ensure that the role and function of other nearby business centres, including the Takapuna Metropolitan Centre is not compromised.

14. Limit the area occupied by offices associated with non-medical related business activities utilising techniques such as activity status, floor area limitations and sequencing.

15. Provide for residential activities, including apartments and retirement villages, with good standards of on-site amenity.

16. Require development and the framework plan to protect the amenities of adjoining residential zoned land, the streetscape amenity of Northcote Road and Rangitira Avenue and the visual amenity of Lake Pupuke by:

a. in close proximity to residential zone boundaries and in the vicinity of Rangitira Avenue, limit development to a maximum of 4 levels

b. providing for taller buildings outside the residential and Rangitira Road interface

c. requiring landscaping be provided to create an attractive on site amenity and enhance the appearance of development as viewed from roads and adjoining residential areas, including the provision of landscaped yards.

17. Encourage the use of alternative modes of travel supported including facilities that support cycling and walking.

18. Provide pedestrian and cycle routes into and through the site and the provision of a public access (both pedestrian and cycle) between Rangitira Avenue and Northcote Road that is integrated with the development.

19. Provide for the establishment of a range of residential types (from single houses to apartments) in an integrated development with a high level of residential intensity overall and a high standard of residential amenity.

20. Require the scale and form of development to be appropriate for the location of the development on the site and not adversely affect the amenity values of Lake Pupuke.

21. Require development to not significantly diminish the amenity and character of surrounding sites and Northcote Road.

1. The coastal setting is respected while providing opportunities for growth and the development of a quality built environment.

1. Avoid development that visually dominates or overshadows the beachfront area and esplanade reserve by requiring development within the height controls and to be subject to specific design assessment criteria.

2. Require a graduation of building heights, including a stepped building height approach between Hurstmere Road and the beachfront, to maintain the beach front environment whilst enabling tall development in less sensitive areas.

3. Encourage development to provide pedestrian linkages to and through the precinct that integrates with the public realm and are attractive and safe.

•Promote high quality development

•Incentivise the provision of a laneway connecting Auburn Reserve to Killarney Park

•Promote street to street and 'perimeter block' style residential development

•Incentivise site amalgamation

•Provide a wider front yard along Anzac Street to assist its function as a gateway to Takapuna and mitigate the effects of increased height and residential intensity in the precinct.

1.The objectives are as listed in the Terrace Housing and Apartment Buildings zone except as specified below.

2. A high quality, intensive urban neighbourhood is developed.

3. Building form and land use appropriately transitions from the Takapuna central metropolitan area down to the residential areas further west.

4. An interesting, high density neighbourhood with high levels of interest and functionality is achieved.

5. Auburn Reserve is connected to Killarney Park by a mid-block laneway across two blocks of land, Killarney Street to Lomond Street and Lomond Street to Anzac Street that provides visual connectivity and physical access.

6. Anzac Street provides an upgraded arterial transport corridor and a high quality gateway into Takapuna.

7. Perimeter block forms, that frame and address the street, characterise the neighbourhood and in particular Anzac Street. Perimeter block forms visually link to the Barrys Point Road business area.

8. A spacious high quality pedestrian environment along Anzac Street offsets:

a. increased pedestrian needs arising from higher intensity residential and commercial activities

b. potential dominance from increased building height along Anzac Street.

1.Enable limited retail and office activities on the ground floor of specified locations while not undermining Takapuna’s commercial functionality or the precinct's predominantly residential character.

2.Integrate non-residential activities to minimise adverse and reverse sensitivity effects.

3.Provide separate residential and non-residential entrances.

4.Enable the highest intensities of development where:

a.sites are amalgamated

b.perimeter block forms that frame and address the precinct’s streets are formed

c.the number of vehicle crossings are minimised, particularly on Anzac Street

d.a mid-block laneway connecting Auburn Reserve to Killarney Park is provided and integrated with any other part of such a laneway.

5.Provide for smaller parent sites to be developed where:

a.excellence in design is achieved

b.perimeter forms of development remain viable on adjoining sites, and

c.a consistent grain of development parallel to streets is achieved.

6.Avoid forms of development that could discourage more intensive forms of development on amalgamated sites.

7.Allow extra storeys on the basis of 3:1 GFA bonus and floor space provision only where a north-west to south-east shared space laneway is created that:

a.provides a street to street connection (either Killarney Street to Lomond Street or Lomond Street to Anzac Street)

b.provides direct access, primarily for pedestrians and cyclists

c.integrates pedestrian and cyclist connectivity across other parts of the laneway

d.integrates with development so that development addresses the laneway as if it were a road.

8.Maximise visual connectivity and achieve the most convenient access between Auburn Reserve and Killarney Park.

9.Avoid two laneways in the same block.

10.Require development to be oriented along the street, in an east-west (perimeter block) form, with outlooks generally north and south.

11.Avoid long lengths of building parallel to the street, unless broken by vertical articulation and or generous side yards.

12.Require space between buildings to be maintained to:

a.allow sunlight access to the street and adjacent sites

b.enable trees and landscaping to be established between buildings.

 

13.Require high levels of on-site amenity, visual and aural privacy, and security for occupiers within buildings.

14.Require buildings to form part of a high quality, high density environment that optimises the benefits to residents and public.

15.Require buildings above four storeys to achieve design excellence.

16.Provide for development in delineated areas shown in Precinct plan 1 that is:

a.four to six storey in Areas A, B and C to reflect their location closer to central Takapuna

b.eight storeys in Area D, due to its proximity to the Metropolitan Centre,

c.six or eight storeys in Areas A, B and C as a bonus where the laneway or rear only access is created and there is no vehicle access to Anzac Street.

 

17.Minimise the number of vehicle crossing points onto Anzac Street through:

a.multi-site developments

b.obtaining vehicle access via minor roads or rear access lanes where feasible.

18.Balance the dominance of taller buildings and higher demand for pedestrian space that increased density creates by:

a.providing a consistent and improved streetscape

b.allowing public use of the first 2m of the front yard within Area C along Anzac Street.

19.Require low fences along the Anzac Street frontage of Area C, that enables casual surveillance of the street and provides a moderate transition between the public and private environments.

20.Require residential ground floor activities fronting Anzac Street and adjacent to the laneway to be elevated in order to provide greater residential privacy and surveillance of public spaces.

21.Require a safe living environment for ground floor apartments along Anzac Street frontage to the laneway while still allowing for interaction with the street and lane.

22.Require that buildings fronting, but having no vehicle access to Anzac Street, are limited to 6 storeys but may be up to 8 storeys in height where they:

i.demonstrate unusual site or locational circumstances within the precinct

ii.demonstrate design excellence and have endorsement from the urban design panel

iii.provide good visual and or physical integration with buildings on adjoining sites for floors above 4 storeys where side yard setbacks are less than 6m

iv.provide for a perimeter block layout and:

•will not compromise the development potential of adjoining sites and

•will not compromise residential amenity to units on adjoining sites

23.Allow a staged approach to building perimeter block forms through allowing no side yards where the following outcomes can be appropriately achieved:

a.building design encourages and does not detract from achieving ‘perimeter block’ forms in the locality, and particularly on adjoining sites

b.the length, height, articulation and detailing of boundary walls maintains:

i.practical development opportunities

ii.high levels of on-site amenity

iii.high-quality outlooks, even once adjoining sites are developed with no side yard

c.visible boundary walls provide visual interest

d.the minimum setbacks on other boundaries and above ground floor levels are achieved.

1.The natural, coastal, non-urban and remote character of the Mangawhai to Pakiri (J Greenwood Road) coastline and related inland area on the east coast is protected.

2.The high value landscapes and significant natural areas and features, including streams, rivers, lakes, estuaries, harbours and wetlands within the precinct are protected and enhanced wherever possible.

3.Native biodiversity is managed, protected and enhanced by avoiding, remedying or mitigating adverse effects of subdivision, land use and development.

4.Riparian margins are managed, protected and enhanced by avoiding, remedying or mitigating adverse effects of subdivision, land use and development.

5.Limited development opportunities consistent with those existing at the time the Crown and Te Uri o Hau signed the Treaty settlement are provided.

6.The sustainable management of natural and physical resources is promoted in a manner which recognises and provides for the relationship of Māori and their culture and traditions with their ancestral lands, water, significant sites, waahi tapu and other taonga.

1.Retain the remote and non-urban character of the precinct, by limiting subdivision and discouraging extensive urban settlement or permanent activities which would draw large numbers of people to the site or introduce significant urban elements to the precinct.

2.Protect and wherever possible, enhance the high quality landscapes in the precinct; in particular the coastline, dunelands and inland backdrop from Mangawhai to Pakiri (J Greenwood Road).

3.Protect features and areas of high natural environmental value or high landscape value and wildlife habitats including riparian vegetation through controls on: 

a.earthworks and 

b.bush and vegetation removal and 

c.limitations on activities and subdivision.

4.Protect the high quality landscape by limiting the location, nature and scale of buildings within the precinct.

5.Protect the quality of water and aquatic habitat along the sea coast by limiting activities such as earthworks, bush and vegetation removal.

6.Avoid adverse effects upon streams, rivers and wetlands, and wherever possible enhance and revitalise these areas by excluding grazing animals through fencing and undertaking replanting of riparian areas.

7.Avoid adverse effects of land use and development on threatened or at risk species, indigenous ecosystems and vegetation types that are threatened or are natural.

8.Protect the natural functioning of waterways and the coastal processes occurring within the precinct by limiting activities such as earthworks, bush and vegetation removal, siting of buildings, and landform modifications in close proximity to the coast.

9.Mitigate the adverse effects of subdivision, development and land use activities by enhancing and restoring native habitats and ecosystems when it would provide the following:

a.significant linkages between significant areas of native bush, wetland, scrubland and dunelands and

b.enhancement of an area which is already significant in terms of bush or natural values or

c.significant restoration or enhancement of areas which are largely depleted, highly modified or destroyed in terms of native biodiversity  and

d.compensation, mitigation or remediation to off-set the adverse effects of subdivision or development in circumstances where subdivision can occur without adverse effects on natural features, rural character, special character, or amenity values present in an area.

10.Continue the existing rural based activities while protecting adjoining native bush, streams and rivers and wildlife habitats, and maintenance of amenity values  within the precinct.

11.Provide for uses that are appropriate to the precinct's coastal location and coastal rural character while allowing for limited commercial development opportunities and conservation and recreation outcomes.

12.Provide for limited opportunities for subdivision, where the outcomes of other precinct policies can be achieved along with:

a.the protection of significant natural areas

b.the creation of additional significant public reserve land

c.dwelling sites on Māori land

d.significant enhancement planting.

13.Encourage significant conservation and public benefit outcomes to occur as a result of development of the precinct.

1.The natural, coastal, non-urban and remote character of the Mangawhai to Pakiri (J Greenwood Road) coastline and related inland area on the east coast is protected.

2.The high value landscapes and significant natural areas and features, including streams, rivers, lakes, estuaries, harbours and wetlands within the precinct are protected and enhanced wherever possible.

3.Native biodiversity is managed, protected and enhanced by avoiding, remedying or mitigating adverse effects of subdivision, land use and development.

4.Riparian margins are managed, protected and enhanced by avoiding, remedying or mitigating adverse effects of subdivision, land use and development.

5.Limited development opportunities consistent with those existing at the time the Crown and Ngati Mauhiri signed the Treaty settlement are provided.

6.The sustainable management of natural and physical resources is promoted in a manner which recognises and provides for the relationship of Māori and their culture and traditions with their ancestral lands, water, significant sites, waahi tapu and other taonga.

1.Retain the remote and non-urban character of the precinct, by limiting subdivision and by discouraging extensive urban settlement or permanent activities which would draw large numbers of people to the site or introduce significant urban elements to the precinct.

2.Protect and wherever possible, enhance the high quality landscapes in the precinct; in particular the coastline, dunelands and inland backdrop from Mangawhai to Pakiri (J Greenwood Road).

3.Protect features and areas of high natural environmental value or high landscape value and wildlife habitats including riparian vegetation through controls on:

a. earthworks  

b.bush and vegetation removal and 

c. activities and subdivision.

4.Protect the high quality landscape by limiting the location, nature and scale of buildings within the precinct.

5.Protect the quality of water and aquatic habitat along the sea coast by limiting activities such as earthworks, bush and vegetation removal.

6.Avoid adverse effects upon streams, rivers and wetlands, and wherever possible enhance and revitalise these areas by excluding grazing animals through fencing and undertaking replanting of riparian areas.

7.Avoid adverse effects of land use and development on threatened or at risk species, indigenous ecosystems and vegetation types that are threatened or are natural.

8.Protect the natural functioning of waterways and the coastal processes occurring within the precinct by limiting activities such as earthworks, bush and vegetation removal, siting of buildings, and landform modifications in close proximity to the coast.

9.Mitigate the adverse effects of subdivision, development and land use activities by enhancing and restoring native habitats and ecosystems when it would provide the following:

a.significant linkages between significant areas of native bush, wetland, scrubland and dunelands and

b.enhancement of an area which is already significant in terms of bush or natural values or

c.significant restoration or enhancement of areas which are largely depleted, highly modified or destroyed in terms of native biodiversity  and

d.compensation, mitigation or remediation to off-set the adverse effects of subdivision or development in circumstances where subdivision can occur without adverse effects on natural features, rural character, special character, or amenity values present.

10.Continue the existing rural based activities while protecting adjoining native bush, streams and rivers and wildlife habitats, and maintenance of amenity values enjoyed within the precinct.

11.Provide for uses that are appropriate to the precinct's coastal location and coastal rural character while allowing for limited commercial development opportunities and conservation and recreation outcomes.

12.Provide for limited opportunities for subdivision, where the outcomes of other precinct policies can be achieved along with:

a.the protection of significant natural areas

b.the creation of additional significant public reserve land

c.dwelling sites on Māori land

d.significant enhancement planting.

13.Encourage  significant conservation and public benefit outcomes occur as a result of development of the precinct.

The objectives and policies of the underlying Large Lot zone apply in the following precinct unless otherwise specified. Refer to planning maps for the location and extent of the precinct.

The Waimana Point precinct is located at the northern end of the Mahurangi Peninsula, between Algies Bay and Goldsworthy Bay. 

The purpose of the precinct is to ensure that development will not compromise the natural features of this prominent point. Future subdivision and associated services must be done in accordance  with Precinct plan  1.

1. The landscape and natural character values of Waimana Point headland is protected.

1. Locate and design development to minimise the visual impact of buildings, roads and earthworks on Waimana Point and retain landscape and natural character values.

1. The open agricultural character of Renall’s Hill as the backdrop to the northwest boundary of Waimauku is maintained.

1. Avoid buildings which are easily viewed from within the Waimauku township and from the eastern entrance to the township from State Highway 1.

2. Control buildings over the ridge where buildings may be visible from the township.

1. Existing gun club facilities are managed to provide for their on-going use and further development.

1. Enable gun club activities and associated development within the precinct.

2. Require the effects of noise on surrounding residents to be managed to an appropriate level through setting reasonable noise controls and hours of shooting.

1. The ongoing operation and further development of the hotel and tourist related activities.

2. The natural coastal and landscape values of the area are protected.

3. Residential amenity of surrounding land is maintained.

1. Provide for the continued operation and expansion of existing commercial activities.

2. Require activities within the precinct to be designed and located so that adverse visual effects on the coastal environment are avoided, remedied and mitigated.

3. Require activities within the precinct to be designed and located so that adverse effects on adjoining sites are avoided, remedied or mitigated.

4. Restrict permanent accommodation within the precinct.

1. Retail activities in the precinct area are at a scale that will not detract from the vitality and viability of the Warkworth town centre.

2. Development occurs in an integrated manner achieving efficient use of land.

1. Limit the overall scale of development in the precinct and set specific limits for retail and commercial services.

2. Encourage development and subdivision to be considered within the context of an overall framework plan for the precinct.

3. Encourage consultation with any other owner of land within the precinct or sub-precinct when preparing a framework plan.

4. Require a framework plan to demonstrate the interrelationship and future integration with:

a. other land within the sub-precinct, where a framework plan can only be prepared for part of the sub-precinct.

b. any other neighbouring land within the sub-precinct and surrounding environment.

1.The objectives are as listed in the Light Industry zone in addition to those specified below.

2. Retail activities are provided for in the precinct of a type and at a scale that will not detract from the vitality and viability of the Warkworth town centre.

3. A compatible mix of retail and residential activities are provided for.

1. Limit the range and scale of retail activities within the precinct

2. Provide for a limited amount of residential development at above ground floor levels within the precinct.

3. Require a good standard of amenity given the location of the precinct close to the entry to Warkworth town centre and adjacent to residential and future residential zoned land.

1. The special values existing in the Warkworth town centre, in particular the character that results from the small and fine grained nature of the core retail area and the location of the town adjacent to the river are retained and enhanced.

1. Manage the scale and character of buildings, scale of activities, and the frontage and floor area of business premises so as to:

a. protect and enhance the human scale and the fine grained nature of the Warkworth town centre area

b. recognise the different amenity values in different parts of the centre

c. complement large format retail and trade supplier activities in other suitably zoned Warkworth locations.

1.Sub-precinct A – Karepiro. The sub-precinct has larger site sizes, provides for residential activities and has an underlying zone of Rural and Coastal Settlement.

2. Sub-precinct B – Village. The sub-precinct provides for a mix of commercial and residential activities in close proximity at its centre, with lower intensity residential activities towards it edges. The sub-precinct has an underlying zone of Rural and Coastal Settlement.

3. Sub-precinct C - Conservation and forestry. The sub-precinct forms the balance of the area. It provides for activities that are consistent with the open space character including conservation, outdoor recreation and small scale forestry activities. This sub-precinct has an underlying zone of Rural Conservation.

1. The greenbelt and vegetated cover in the area between the Okura River and the urban Hibiscus Coast is maintained.

2. The landscape, skyline and coast are protected from development when viewed from Long Bay Regional Park, East Coast Road and the Whangaparaoa Peninsula.

3. Comprehensive residential development is enabled only within sub-precinct A – Karepiro and sub-precinct B – Village.

4. A limited range of outdoor recreation activities are enabled.

5. Key natural and heritage features and the distinctive character of the precinct are protected from inappropriate subdivision and development.

6. Phased and progressive enhancement and expansion of existing significant ecological areas is required and their long term preservation and management is ensured.

7. Subdivision and creation of additional sites within sub-precinct C – Conservation and forestry is prohibited unless required for essential infrastructure and a limited range of activities.

8. A pattern of ownership and a management regime are enabled which preserve the integrity and character of sub-precinct C – Conservation and forestry in perpetuity.

9. Defined communities and neighbourhoods are created in identified locations.

10. Adequate and appropriate land for public open space is provided and these areas are treated as integrated features in any sub-precinct B – Village development.

11. Public access within the precinct and to and along the Coastal Marine Area, rivers and adjoining public reserves is enabled and managed.

12. A limited scale of retail and business activities appropriate to support the needs of residents of the precinct is enabled in identified locations.

13. Adverse effects of land modification, development and land use activities on the natural environment, including landform, water courses, significant vegetation and the Coastal Marine Area are avoided, remedied or mitigated.

14. Adverse effects of stormwater runoff during and after development are avoided.

15. Appropriate wastewater and water infrastructure is provided to development.

16. Adverse effects are not created on the surrounding road network.

1.Enable the development of up to 1200 dwellings.

2.Require development to take place in accordance with Precinct Plan 1.

3.Maintain a greenbelt between the Okura River and urban Hibiscus Coast by preserving most of the site as sub-precinct C – Conservation and forestry.

4.Enable activities of a nature, scale, intensity and location which allow the greenbelt to be retained.

5.Require subdivision and land use activities to be carried out in a manner which avoids the adverse effects of stormwater runoff on receiving environments.

6.Require subdivision and activities to be connected to a public reticulated wastewater system.

7.Require subdivision and activities to be connected to a public reticulated water system.

8.Subdivision and activities should not have adverse effects on the surrounding road network.

9.Require activities to be carried out on a manner which avoids adverse effects on the native flora and fauna of the precinct and the adjoining coastal environment.

10.Enable clustered residential development with a maximum of 150 dwellings while having regard to:

a.the visual impact of dwellings when viewed from outside the site, particularly from outside the precinct including the coastline

b.the phasing of the removal of existing pine trees and establishing alternative native vegetative planting as an integral component of the development of this residential sub-precinct

c.managing the potential effects of development on the surrounding natural values of the Okura Department of Conservation Reserve, Okura Estuary and Marine Reserve, Karepiro Bay and Weiti River.

11.Require buildings to be located and designed to avoid, remedy or mitigate adverse effects on the landscape, particularly having regard to:

a.significant ridgelines

b.views from the Coastal Marine Area

c.views from a public road or other public place outside the precinct.

12.Provide and maintain public access to Karepiro Bay as well as the public toilet facilities shown noted in Precinct Plan 1.

13.Require the integration of sites and landscape values through the provision of a landscape plan for sub-precinct A – Karepiro. 

14.Require infrastructure to be suitable to the location's key natural features and to the built form surrounding the development to avoid adverse effects on amenity values.

15.Enable the development of up to 1050 dwellings.

16.Enable higher intensity development around activity centres, such as shops and parks, and adjacent to potential passenger transport routes and places of high amenity value.

17.Enable small scale commercial activities that assist in providing for the daily needs of residents within the wider precinct where located in general accordance with precinct plan 3.

18.Enable a variety of section sizes and building types in order to create interest, diversity and choice.

19.Require roads, including footpaths and berms to be designed to achieve a highly connected road network providing for range of transport modes including cars, cycles, pedestrians and public transport in general accordance with Precinct Plan 1.

20.Require the design of the parks and civic areas to enhance accessibility, including plaza areas, pedestrian areas and seating.

21.Prevent large floor plate retailers from establishing and ensure that they are limited by means of the delineation of the extent of commercial land use and buildable area.

22.Require buildings to be constructed within minimum and maximum heights and particularly discourage single storey buildings within Areas 4 and 5 on Precinct Plan 3.

23.Enable a dense village environment to be created, having regard to the need to manage stormwater flows and water quality on downstream catchments.

24.Provide for roads within sub-precinct B to be constructed in accordance with Precinct Plan 3.

25.Avoid subdivision and development and require permanent protection except for activities associated with recreation, forestry, farming, conservation, heritage or education.

26.Require the land identified as additional Department of Conservation and council reserves in Precinct Plan 1 to be provided to council or the Department of Conservation for public open space at the time of the first subdivision in sub-precinct B - Village.

27.Require the establishment of a network of walkways in Precinct Plan 1 that are accessible to the public and that connect with the existing coastal walkway.

28.Require buildings to be located and designed to avoid, remedy or mitigate adverse effects on the landscape, particularly having regard to:

a.significant ridgelines

b.views from the Coastal Marine Area

c.views from a public road or other public place outside the precinct.

29.Enable outdoor recreation, conservation, forestry, and related educational activities, rural and forestry activities in general accordance with Precinct Plan 1.

30.Enable the establishment of a golf course and accessory buildings.

31.Require the staged native vegetation enhancement planting in Precinct Plan 1 at the time of the first subdivision in sub-precinct B – Village.

1.Subdivision and development occurs in a coordinated manner that implements the Whenuapai 1 precinct plan.

2.The precinct is supported by a safe, efficient, and legible movement network with low speed internal streets and appropriate connections to future development areas surrounding the precinct.

3.Subdivision and development is integrated with the external road network and provides for improvements of the adjoining portions of Brigham Creek road, Totara road and Dale road to an urban standard.

4.Subdivision and development occurs in a manner that recognises the presence, ongoing operation and strategic importance of the RNZAF Base Whenuapai.

5.A network of three attractive, safe and functionally distinct open space areas comprising a town park, neighbourhood reserve, and a drainage reserve, which enhance the amenity of the precinct and of Whenuapai Village.

6.A town park that integrates with:

a.the village of Whenuapai and its main street; and

b.a community facility or café building immediately adjoining the south-western edge of the park.

7.Increased housing supply, variety and choice by creating a well-designed residential development comprising a range of housing densities, typologies, and affordable price options.

8.Implementation of a stormwater management network that uses water sensitive design as a core development approach, protects the ecological values of the receiving environment and integrates with the public open space network.

9.A landform outcome that uses site platforming and retaining wall design to maximise construction efficiencies and, when houses are constructed, site and street amenity.

10.The proportion of new dwellings that are affordable to households in the intermediate housing market is increased in Whenuapai.

1.Require structural elements of the Whenuapai 1 precinct plan to be incorporated into all subdivision and development to achieve:

a.a network of three open space areas, as specified in Objective 5, predominantly edged by roads or otherwise front-onto by adjoining residential development.

b.a town park which anchors and visually terminates the Whenuapai Village main street, and has a mixed recreational, site heritage, and civic function.

c.a neighbourhood park that provides for the recreational needs of the developed precinct.

d.a drainage reserve which provides attractive and functional stormwater management areas, and includes off-road pedestrian and cycleway connections linking the neighbourhood park to the western boundary of the precinct.

e.a logical and visually distinct north-south local road connection through the precinct, linking Brigham Creek road with Dale road.

f.a logical east-west local road connection through the centre of the precinct which links with Totara road to the east, and provides a road connection to the land to the west of the precinct.

g.a limited number of driveway access points onto Brigham Creek road.

h.no less than four road connections to the land to the west of the precinct.

i.visual differentiation of key road sections connecting the precinct with the surrounding road network through the provision of in-road “gateway” features.

2.Require the internal road network to comply with precinct specific road cross-sections to achieve an appropriate balance between movement and sense of place functions, recognising that appropriate calming measures may be required on some local roads to maintain a low vehicle speed environment.

3.Require development to be designed to:

a.provide for improvements to Brigham Creek road where it adjoins the precinct to balance its function as an arterial road with its future role as part of Whenuapai Village.

b.provide for improvements to Totara road and Dale road where they adjoin the precinct to safeguard their future transport function in Whenuapai.

c.facilitate the effective and safe movement of all modes of transport between the precinct and the main street of Whenuapai Village through the establishment of a signalised intersection at the corner of Brigham Creek road and Totara road. No more than 160 lots should be titled prior to the signalised intersection being established.

4.Ensure that reverse sensitivity effects in respect of noise from the RNZAF Base Whenuapai operation on residential activities, and effects of road and residential lighting on the RNZAF Base Whenuapai, are appropriately avoided, remedied and mitigated.

5.Enable the establishment of restaurant, café and community facility activities on the site immediately adjoining the town park to enhance the amenity and local identity of the Whenuapai Village (as identified on the precinct Diagram below).

6.Enable the relocation of the existing villa (located at 36 Brigham Creek road) to the site immediately adjoining the town park earmarked for a possible community facility or café building (as identified on the precinct diagram in Chapter K7.12.6).

7.Ensure that development provides a mix of lot sizes, housing typologies and densities to reflect a choice in living environments and affordability.

8.Ensure that, where practical, sites on roads abutting the open spaces of the development are utilised for more intensive housing typologies.

9.Encourage the use of rear lane developments for more intensive housing typologies as part of the mix of intensive housing solutions.

10.Install stormwater devices within the road corridors to retain the first 10mm of a 24hr rain event for new impervious areas associated with the road network except for:

a.roads over a grade of 5 percent; and

b.the north-south road (indicated on the Whenuapai 1 precinct plan) where the space within the berm has been allocated to parking.

11.Require site platforms and retaining walls to be designed to:

a.recognise likely housing and outdoor space layout, aspect and configuration on the site;

b.create opportunities for views and for the visual connection between the house and the street;

c.minimise the use and height of any retaining walls on street boundaries; and

d.improve the overall yield by enhancing the contour of the existing landform in conjunction with a landscape and built form strategy to mitigate any effects.

12.Require 10 percent of new dwellings to be relative affordable, or 5 percent to be retained affordable.

1.Subdivision and development occurs in a coordinated manner that implements the Whenuapai 2 precinct plan.

2.The precinct is supported by a safe, effective, efficient, legible and attractive movement network with low speed internal streets and appropriate connections to future development areas surrounding the precinct.

3.Subdivision and development is integrated with the external road network and provides for improvements to the adjoining portions of Brigham Creek road and Totara road (to an urban standard).

4.Subdivision and development implements a stormwater management network that:

a.uses water sensitive design as a core development approach;

b.protects the ecological values of the receiving environment; and

c.integrates with open space and road networks.

5.Subdivision and development occurs in a manner that recognises the presence, ongoing operation and strategic importance of the RNZAF Base Whenuapai.

6.Subdivision and development occurs in a manner that recognises the presence and ongoing operation of
the adjacent Light Industrial zone and Whenuapai School.

7.Housing supply, variety and choice are increased by creating a well-designed residential development comprising a range of housing densities, typologies, and affordable price options, with convenient access to local commercial facilities.

8.The portion of new dwellings that are affordable to households in the immediate housing market is increased in Whenuapai.

9.Establishment of a Local Centre that will provide a range of services that will meet the day-to-day needs of existing and future residents of Whenuapai Village.

1.Require structural elements of the Whenuapai 2 precinct plan to be incorporated into all subdivision and development to achieve:

a.a predominantly residential precinct which incorporates locally-scaled commercial development.

b.a logical extension of Dale road, providing road frontage to the land north of the precinct.

c.a logical and visually distinct north-south Local road connection through the precinct, which establishes a streetscape that responds to the surrounding land use and links Brigham Creek road with the Dale road extension.

d.a logical East-West Town road connection to define the interface between the Mixed Housing Urban zone and Local Centre zone.

e.a functional north-south Swale road connection through the precinct, which links the northern drainage reserve with the Light Industrial zone.

f.ensure that no private access ways are provided onto Brigham Creek road, and a maximum of two private access ways are provided along Totara road. A limited number of private access is enabled on Town road east.

g.an active retail frontage to Brigham Creek road and Totara road in the location shown on the precinct plan.

h.visual differentiation of key road sections connecting the precinct with the surrounding road network through the provision of in-road “threshold” features.

i.two drainage reserves which provide attractive and functional stormwater management areas.

j.two bus stops and bus facilities, one on Totara road north and one on Totara road south as depicted on Fig 1. structure plan

k.ensure the intersections of Town road east, Dale road extension and the local road which bisect Totara road align with the key intersections of the Whenuapai 1 precinct.

2.Require the internal road network to generally comply with precinct specific road cross-sections to achieve an appropriate balance between movement and sense of place functions, recognising that appropriate calming measures may be required on some local roads to maintain a low vehicle speed environment.

3.Require development to be designed to:

a.provide for improvements to Brigham Creek road where it adjoins the precinct to balance its current function as an arterial road with its future role as part of Whenuapai Village.

b.provide for improvements to Totara road where it adjoins the precinct to safeguard Totara road’s multi-modal and future arterial road function in Whenuapai.

4.Require subdivision and development to be designed to appropriately manage stormwater to:

a.prevent adverse erosion and sedimentation effects within the Rarawaru Creek; and

b.achieve suitable at-source stormwater retention in line with the Whenuapai 2 precinct Stormwater Management Plan.

5.Install stormwater devices within road corridors to retain the first 10mm of a 24 hour rain event for new impervious areas associated with the road network.

6.Ensure that reverse sensitivity effects in respect of noise from the RNZAF Base Whenuapai operation on residential activities, and effects of road and residential lighting, and landscaping associated with residential development, on the RNZAF Base Whenuapai, are appropriately avoided, remedied and mitigated.

7.Ensure that reverse sensitivity effects in respect of noise from the adjacent Light Industrial zone and Whenuapai School on residential activities are appropriately avoided, remedied and mitigated.

8.Ensure that development provides a mix of lot sizes, housing typologies and densities to reflect a choice in living environments and affordability.

9.Encourage the use of rear lane developments as part of the mix of intensive housing solutions for locations with access restrictions.

10.Require 10 percent of new dwellings to be relative affordable, or 5 percent to be retained affordable.

11.Encourage a mix of uses to locate within the Local Centre zone to enhance centre vitality.

•Scott Point precinct plan 1 (Movement, Open Space and Ecological Network, and Land Use zones)

•Scott Point precinct plan 2 (Transport Elements)

•Scott Point precinct plan 3 (Roading Typologies)

•Scott Point precinct plan 4 (Stormwater Elements)

1.The Scott Point precinct is developed in a comprehensive and integrated way to provide for a compatible
mix of residential living and ancillary activities in order to increase housing supply.

2.Different types of housing and varying levels of intensification are enabled to provide a choice of living environments for a range of household needs, including the elderly and disabled, and long term affordability.

3.Development that is of a form, scale and design that results in a high quality liveable place with housing
that has visual richness, coherence and appropriate architectural style and landscape design themes.

4.Subdivision and development promote enhancement of coastal character and protection of heritage,
cultural and ecological features.

5.Development results in a transition of building density and heights (from low along the coast to higher
inland and adjacent to amenity features and public transport routes) to provide visual integration to the harbour setting.

6.Subdivision and development promote water sensitive design, energy efficiency and sustainability.

7.Freshwater and marine water quality is maintained; and ecosystem health and areas of significant Mana Whenua values are protected from degradation. Areas of degraded water quality and ecosystem health are protected from further degradation and enhanced.

8.Development is integrated with transport, open space and ecological networks and provides high quality streetscapes and public spaces which are safe and pedestrian friendly.

9.Public open space is provided in appropriate locations and quantity to provide for future residents.

10.Ecological linkages create a resilient green network.

11.Small-scale mixed use development to support local residents is promoted in appropriate locations.

12.Community based economic activities consistent with the character of the area are promoted.

13.Infrastructure is delivered in a co-ordinated way that is linked to development.

14.Secondary roads are delivered in a way that supports public transport routes and the provision of high quality cycling facilities.

15.Increased housing supply, variety and choice by creating a well-designed residential development comprised of a range of housing densities, typologies, and affordable price options.

16.The proportion of new dwellings that are affordable to households is increased in the locality.

Development

1.Promote comprehensive and integrated development of the precinct in accordance with precinct plans 1, 2, 3 and 4 and approved framework plans.

2.Require the development of framework plans prior to development or subdivision occurring to ensure that the precinct is developed in a co-ordinated, integrated and comprehensive manner.

3.Encourage consultation with any owners of adjoining land when preparing a framework plan.

4.Require framework plans to demonstrate the interrelationship and future integration with other land in the precinct.

5.Enable a community that models sustainability, particularly the principles of passive solar design, energy efficiency, water sensitive design and compact walkable neighbourhoods.

6.Encourage appropriate higher density and mixed use development integrated with public transport networks, cycle and pedestrian networks.

7.Provide for a mix of housing typologies and densities with high quality on-site amenity while maintaining amenity for adjoining sites.

8.Enable appropriately scaled retail and ancillary commercial activities in the Neighbourhood Centre to serve the needs of local residents.

9.Require residential development to be of a scale and form that is complementary to the character of adjacent development, maintains adequate sunlight access to adjoining residential sites, and minimises bulk and dominance effects.

10.Require development to be of a scale and form that integrates with the harbour setting by applying appropriate zoning to encourage higher density of built form in central locations and close to public transport and amenities.

11.Require residential development to provide for urban sustainability and excellence in urban form by:

a.providing an appropriate interface between the public and private realms

b.providing an appropriate interface between higher and lower density development

c.controlling building coverage, impermeable surface and minimum landscaped areas in the Terraced Housing and Apartment Buildings zone to provide for flexibility of built form

d.encouraging vehicle access to the rear of dwellings along major transport routes to reduce the number of individual driveway accesses on the main movement network and to avoid garage dominance of the streetscape

e.controlling height in the Neighbourhood Centre to provide consistency with the adjacent Terraced Housing and Apartment Buildings zone

f.controlling key retail frontages in the Neighbourhood Centre and a minimum 2 storey building height along the main secondary road to ensure buildings define the street edge and contribute to providing an attractive streetscape.

g.applying design assessment criteria to manage on-site amenity, rear lanes, and the interrelationship between buildings.

h.providing for crime prevention through environmental design (“CPTED”)

i.ensuring that a range of lot sizes, housing typologies and densities is enabled to reflect a choice in living environment and affordability by enabling higher density integrated residential development to be dispersed between lower density vacant lots.

12.Recognise and protect ecological, historic and mana whenua cultural heritage values in the framework plan.

13.Provide for the protection of the nationally significant epilobium hirtigerum where practically possible, in particular in the Park Concept Epilobium Management Area.

14.Provide for the efficient development and operation of land identified for organised sport and recreation.

15.Establish neighbourhood reserves within walking distance for all residents.

16.Explore the potential for key public open spaces at prominent locations along the coast and headlands.

17.Protect and enhance the natural character of the coast, the Nimrod Inlet and Bomb Bay streams through the provision of reserves, riparian and coastal planting, pest and weed management.

18.Provide ecological corridors as shown in precinct plan 1 via roads with appropriate planting regimes, appropriate water sensitive stormwater management and public open spaces to enhance natural linkages.

19.Require the use of appropriate eco-sourced plants as part of any landscaping, infrastructure requirements and riparian/coastal enhancement opportunities.

20.Protect existing landmark and heritage features including the Hobsonville Church and cemetery and provide additional gateway landmarks and on-street communal pocket spaces in appropriate locations.

21.Require the construction of new roads, cycle, pedestrian and ecological networks as generally indicated on precinct plans 1, 2, 3 and 4 to achieve a highly connected system that provides for all modes of transport and green infrastructure, and specifically:

a.provide secondary roads in the location shown to provide for the primary roading network and provide on-street stormwater management;

b.provide critical local roads generally in the locations shown to provide for a connected movement network, secondary stormwater management, and through views.

c.provide for coastal walking and cycling connections in the esplanade reserve in the locations shown to provide public access, and a positive interface between residential development and the significant open space and coastal areas

d.provide for the critical pedestrian and cycle connections in the locations shown to provide interface and connections between areas of high amenity.

e.ensure roading typologies and development enable attractive and efficient public transport along the proposed bus route.

f.provide for upgrades at the intersections of Wiseley and Clark roads, Squadron drive and Hobsonville Point road, and the construction of the new secondary road linking Scott road and Hobsonville Point road, when 1000 dwellings are constructed.

g.control vehicle access on the secondary road network which form part of the cycling or public transport network as identified in the precinct plan.

22.Minimise the effects of stormwater discharges through the use of water sensitive design and the design solutions shown on precinct plan 4.

23.Avoid significant adverse effects and remedy or mitigate other adverse effects of stormwater runoff on freshwater and coastal waters by:

•adopting water-sensitive design as a core development approach

•on-site stormwater management to reduce stormwater contaminants, volumes and peak flows and to achieve hydrological mitigation equivalent to that required in Stormwater Management Flow – 1

•providing for the management of gross stormwater pollutants via catch pit inserts on roads and car parks

•promoting ‘water sensitive design’ on-street devices (such as rain gardens, and swales) as a preferred option, and proprietary stormwater devices, where this is the best practicable option, to reduce contaminant loads

24.Require 10 percent of new dwellings to be relative affordable with the sale price based on the median house price in the Auckland region, or 5 percent to be retained affordable with the sale price based on median household income in Auckland in new medium to large scale residential subdivision or residential development.

25.Provide for affordable housing that is similar in external design to market rate housing in the development and that is located throughout the development.

1.Efficient greenfields development that is co-ordinated by way of a precinct plan and sub-precinct spatial plans that provide for a range of housing types and densities, to achieve an integrated, connected, high quality suburban neighbourhood.

2.An attractive built environment that provides for and positively responds to streets and open spaces, and contributes to public safety.

3.Adequate parks and open spaces to meet the recreation and amenity needs of residents, and a network of pedestrian and cycle connections that are safe and convenient and which, along with the street network, allow easy connections within the precinct and with surrounding social infrastructure.

4.An appropriate total number of dwellings within the precinct in line with servicing capacities and residential amenities, and managed distribution of higher density dwellings across the precinct with emphasis on increased density adjacent to the two parks, stormwater corridor and Neighbourhood Centre zone.

5.Development implements a comprehensive stormwater management network that provides for the green linkages shown on the Huapai Triangle Stormwater Management precinct plan. The stormwater management network should be developed to integrate with the surrounding development and provide for other values such as movement, amenity, open space and ecological values.

6.Adverse effects of stormwater runoff on communities and freshwater systems are avoided to the extent practical or otherwise mitigated using water sensitive design principles.

7.A safe and efficient street network within the precinct that provides for all transport modes while also integrating with likely future development in surrounding areas.

8.Transport infrastructure necessary to mitigate the effects of development in the precinct is provided either before or concurrent with development.

9.Adequate linkages to public infrastructure systems and appropriate distribution of infrastructure through the precinct.

10.To enable limited development within the green infrastructure corridor area within sub-precinct E only.

11.A small neighbourhood centre in a convenient location to provide for the day to day needs of the residential neighbourhood, and to complement the existing Huapai town centre.

12.Increased housing supply, variety and choice by creating a well-designed residential development comprising a range of housing densities, typologies, and affordable price options.

13.The proportion of new dwellings that are affordable to households is increased in the application location.

1.Ensure that development gives effect to the Huapai Triangle precinct plan, by:

a.requiring that development proposals are generally consistent with the precinct plan features;

b.discouraging any development proposal that does not provide for the precinct plan features;

c.requiring the development of the whole sub-precinct, or that subdivision applications for part of a sub-precinct are accompanied by a sub-precinct spatial plan with logical staging;

d.requiring development plans to demonstrate the interrelationship and future integration with adjoining sub-precincts.

2.Require development to provide for a high quality public realm that is co-ordinated throughout the precinct, including by way of consistent street cross-sections, landscaping, street lighting and paving.

3.Require development to deliver sites that are an appropriate size and shape for the medium density residential development intended by the zone, and to enable sites that are capable of higher density residential development in locations where they are proximate to open spaces, the neighbourhood centre, the Huapai town centre, or public transport opportunities.

4.Manage the total number of dwellings within the precinct and within sub-precincts, and manage the height, bulk, location, form and appearance of buildings and site landscaping and fencing, to maintain a mixed medium and higher residential density and character of generally one to four storeys.

5.Require development to be of a height and bulk that allows immediate neighbours to have a reasonable standard of sunlight access and privacy and avoids excessive dominance effects.

6.Require dwellings to be designed to:

a.have usable and accessible outdoor living space;

b.provide privacy and outlook;

c.be of a size, have access to daylight and sunlight, and provide the on-site amenities necessary to meet the day to day needs of residents.

7.Require dwellings to be designed, with a particular emphasis on those parts of the dwelling visible from the street to:

a.create visual interest;

b.face the street and maximise passive surveillance of it;

c.minimise the dominance of garage doors visible from the street.

8.Limit the density and scale of development to provide high-quality amenity on site and for adjoining sites and the surrounding area.

9.Provide for a range of dwelling types and sizes to help meet the housing needs of households on low to moderate incomes, while maintaining a high quality of urban and building design.

10.Require development to provide for the recreation and amenity needs of residents by providing public open spaces required by the precinct plan, enabling passive surveillance of public open spaces, ensuring all public open spaces are fronted with roads, and requiring pedestrian and/or cycle linkages (including within the street environment to connect with the public open spaces, the neighbourhood centre, Huapai domain, the Huapai station and town centre, and Huapai School.

11.Require development to be designed to provide a street ad block pattern that is generally consistent with the Road Hierarchy & Movement Plan and Road Type Cross Sections and which:

a.is easy and safe to use for pedestrians and cyclists;

b.is connected by a variety of routes within the immediate neighbourhood and between adjacent sub-precincts;

c.is safely and efficiently connected to State Highway 16, public transport routes, the Huapai domain and Huapai town centre, Huapai School and employment areas;

d.limits cul-de-sac roads to where site and topographical constraints, or sub-precinct boundaries, inhibit connections;

e.is public;

f.incorporates principles of crime prevention through environmental design.

12.Ensure that the following upgrades to the external transport network necessary to mitigate the effects of the development occur either before or in connection with development:

a.upgrade of the Station road/State Highway 16 intersection;

b.upgrade of the Access road/State Highway 16 intersection;

c.complete upgrade of Station road and partial upgrade of Nobilo road to urban standards;

d.construction of a grade-separated pedestrian and cycling bridge across the adjacent railway line to provide access to the local shopping centre and public transport routes on State Highway 16.

13.Require development to provide servicing:

a.in a coordinated and integrated manner;

b.so that the network is or can be expanded or extended to adjacent land where that land is or may be zoned for urban development;

c.on the basis that the reasonable costs of providing or upgrading local infrastructure are met by the developer;

d.so that power and telecommunications services are reticulated underground to each site wherever practicable.

14.Require all sites capable of containing a building to individually connect to the following reticulated networks:

a.wastewater;

b.potable water;

c.electricity

15.Require development to be designed to manage stormwater in an integrated and cost-effective manner that prioritises water sensitive design and generally accords with the Stormwater Management Plan for the precinct, including methods to implement:

a.stormwater attenuation within the Green Infrastructure Corridor zone with the provision of vegetated swales sized to treat those areas that cannot practically provide SMAF or quality treatment for the Design Effluent Quality Requirements (DEQRs);

b.management of flows for up to 10 year ARI events in the piped drainage network. Gross Pollutant Traps will be used where appropriate. Management of flows above the 10 year ARI event and up to 100 year ARI events will be contained in overland flow paths within the road network and the vegetative swale;

c.devices designed to comply with the SMAF requirements of Table 2 in Chapter H, Rule 4.14.2.4 of the Unitary Plan as notified within lots including storage tanks, rain gardens, permeable pavement and infiltration trenches.

d.devices within roads designed to comply with the SMAF requirements of Table 2 in Chapter H, Rule 4.14.2.4 of the Unitary Plan as notified including rain gardens, tree pits and swales. The detention component may be met in communal devices including the vegetative swale.

e.the location, sizing, design, construction and zoning for stormwater infrastructure to be vested in council will be identified prior to subdivision and will generally be in accordance with council’s requirements and the precinct plan.

16.To correlate the rate of development within the precinct with the timing of upgrades to key infrastructure items serving the development.

17.Protect the existing railway corridor and State Highway network from reverse sensitivity effects by providing suitable development setbacks including, where necessary, appropriate standards for building design in relation to noise and vibration attenuation.

18.Provide suitable fencing adjoining the rail corridor to avoid conflict between urban land uses and the safe and efficient operation of the rail network.

19.Enable outdoor recreation (including commercial outdoor recreation), walking and cycling linkages.

20.Enable private ownership within sub-precinct E while ensuring that any fencing, landscaping and other modifications do not adversely affect the stormwater management and floodplain role of this land or provision for public pedestrian/cycleway linkages.

21.Provide for a neighbourhood centre with small scale retail, business services, and food and beverage premises of a scale and in a location to meet the local convenience needs of residents and passers-by.

22.Limit the extent of retail, and avoid larger-scale commercial activity, to avoid any significant adverse effects on:

a.the small scale character of the neighbourhood centre,

b.residential amenity in the vicinity,

c.the vitality of the Huapai town centre, and

d.the safe and efficient operation of the transport network

23.Require 7 percent of new dwellings to be relative affordable with the sale price based on the median house price in the Auckland region or, to be retained affordable with the sale price based on median household income in Auckland, in new medium to large scale residential subdivision or residential development.

24.Provide for affordable housing that is similar in external design to market rate housing within the development and that is located throughout the development.

1.Subdivision and development is undertaken in accordance with the Oraha road Huapai 2 precinct plan.

2.A pattern of residential development that is commensurate with the overall density of the underlying zone while providing and provides the opportunity for a range of housing typologies and price options.

3.The provision of an open space network and linkages that contribute to the amenity of the precinct and facilitate pedestrian access within and beyond the precinct.

4.A pattern of subdivision and development that responds to the landscape features both within and external to the precinct, including the adjacent Countryside Living zone.

5.A safe, effective and efficient internal street network that allows for multi-modal forms of transport.

6.An internal roading network that anticipates and allows for safe, effective and efficient future connections to surrounding land and upgrading of the connection to Oraha road.

7.Stormwater management within the precinct uses natural processes and at source devices where practicable.

8.Subdivision and development promotes the enhancement and protection of cultural, freshwater and terrestrial ecological features (including covenant areas).

9.Development is integrated with transport, open space and ecological networks and provides high quality streetscapes and public spaces which are safe and pedestrian friendly.

10.To promote increased housing supply, variety and choice by creating well-designed residential developments comprising a range of housing densities, typologies, and price options (including the provision of affordable housing).

11.To ensure that affordable housing provided in any residential development is distributed throughout the location in which resource consent is sought.

12.To promote availability of affordable housing to first home buyers and/or community housing providers.

1.The design of any subdivision within the Precinct shall incorporate all elements of the precinct plan including:

i.the pattern and hierarchy of roads;

ii.pedestrian linkages;

iii.interface treatment with the Countryside Living zone;

iv.linkages to adjacent land within the Future Urban zone.

v.riparian margins.

2.The distribution of site sizes across the precinct shall be able to accommodate a variety of dwelling typologies.

3.The size of sites within sub-precinct A should be no less than 525m².

4.Land development within the precinct should retain the underlying pattern of the landform as far as practicable and minimise the use of extensive retaining structures while allowing for localised terracing and batters to create usable sites.

5.Building platforms within sites should create opportunities to maximise views and visual connections to the street.

6.The configuration of sites and dwellings shall creative a positive frontage to any adjacent open spaces.

7.Subdivision and development should incorporate a legible, safe, effective and efficient, accessible network of pedestrian linkages within and beyond the precinct including specific provision for a pedestrian connection along Oraha road to the Huapai township.

8.Open space areas within the precinct shall be accessible by pedestrians and contribute to the character and amenity of the precinct by using existing elements of the natural landscape where practicable.

9.Landscape treatment shall be used to define the interface between the precinct and the adjacent Countryside Living zone.

10.The internal roading network shall comprise a legible hierarchy which encourages walking and cycling and incorporates suitable roadside planting.

11.Allowance provision shall be made for a future roundabout upgrade of the connection to Oraha road to safeguard the future efficiency and safety of Oraha and Koraha roads.

12.The formation of local roads within the precinct shall allow for safe, effective and efficient future connections to the east and west of the precinct.

13.The development of a stormwater management network within the precinct shall, where practicable, be integrated with existing natural networks and other infrastructure such as roads.

14.Maintain the existing sub-catchment hydrology through management of stormwater on-site and the discharge of treated stormwater to existing gullies and watercourses.

15.Achieve SMAF1 mitigation requirements through the use of a single device or combination of devices.

16.Provide for the recognition and protection of freshwater, ecological and mana whenua cultural heritage values in the precinct.

17.Encourage public access, protect, restore and enhance the natural character of the freshwater streams and terrestrial habitat (including covenant areas).

18.Provide for, and encourage, ecological corridors through the Huapai 2 precinct to enhance natural linkages throughout the wider landscape.

19.Encourage and employ the use of appropriately eco-sourced plants as part of any landscaping, infrastructure requirements and riparian and terrestrial enhancement opportunities.

20.New residential developments containing 15 or more dwellings, or involving the creation of 15 or more vacant sites, require either:

a.10 percent of new dwellings to be relative affordable, with the purchase price to be set relative to the median house price in the Auckland region and sold to first home buyers and owned for at least three years; or

b.5 percent to be retained affordable, with the purchase price to be set relative to the median household income in Auckland region and sold to community housing providers or Housing New Zealand and owned for long term retention.

21.New residential developments containing 15 or more dwellings/sites provide for affordable housing that is distributed throughout the development.

22.New retirement village developments containing 15 or more dwellings provide for affordable housing.