PART 14 - CONTENTS
- PART 14 SPECIAL ZONES AND ORDINANCES
General Introduction This part of the Scheme contains a number of miscellaneous topics, zones and ordinances that relate only t o an isolated situation or provide for particular land uses with special characteristics that make them difficult to classify within any of the preceding parts of the Scheme. Each topic covered in this part is substantially self-contained within an introduction, objectives and policies, and ordinances.
14.1 RURAL (AIRPORT PROTECTION) ZONE
14. 1. 1 Introductory Statement 14.1 .2 Zone Statement 14.1 .3 Ordinances 14.1 .3 .1 Permitted Development, Uses and Buildings 14.1.3 .2 Special Requirements in Relation to Conditional Uses 14.1 .3 .3 Bulk and Location Requirements 14.1.3.4 Subdivision of Land in Rural (Airport Protection) Zone
14 .2 BOAT HARBOUR ZONE
14.2 .1 Zone Statement 14.2 .2 Objectives and Policies 14.2 .3 Ordinances 14.2.3 . 1 Permitted Development, Uses and Buildings 14.2.3.2 General Requirements 14.2.3.3 Subdivision 14.2.3.4 General Ordinances 14.2.3 .5 General Bylaw 14.2.3.6 Controlled Use Assessment Criteria
14.3 DISTRIBUTION ZONE
14.3 . 1 Zone Statement 14.3 .2 Objectives and Policies 14.3 .3 Ordinances 14.3 .3 .1 Permitted Development, Uses and Buildings 14.3.3.2 Performance Standards 14.3.3.3 Bulk and Location Requirements 14.3.3.4 Landscaping 14.3 .3 .5 Design and External Appearance - Favona Road 14.3.3.6 Parking 14.3.3 . 7 Subdivision 14.3.3.8 General Ordinances
14.4 EXPLOSIVES ZONE
14.4. 1 Zone Statement 14.4.2 Objectives and Policies 14.4.3 Ordinances 14.4.3.1 Permitted Development, Uses and Buildings 14.4.3.2 Bulk and Location Requirements 14.4.3.3 Subdivision
CITY OF MANUKAU SECOND REVIEW PART 14 - CONTENTS
14.5 MINERAL RESOURCES AND QUARRYING
14.5.1 Introduction 14.5.2 Mineral Resources 14.5.2.1 The Mineral Resources in Manukau City 14.5.2.2 Objectives and Policies 14.5.3 General Quarrying Operations and Quarry Zone 14.5.3.1 Introduction 14.5.3.2 Objectives and Policies 14.5.3.3 General Quarrying - Ordinances 14.5.3.4 Quarry Zone
14.6 AUCKLAND INTERNATIONAL AIRPORT ZONE
14.6.1 Zone Statement 14.6.2 Objectives and Policies 14.6.3 Ordinances 14.6.3.1 Permitted Development, Uses and Buildings 14.6 .3 .2 Special Provisions 14.6.3.3 Bulk and Location Requirements 14.6.3.4 Amenity Provisions 14.6.3.5 Landscaping 14.6.3.6 Subdivision 14.6.3. 7 General Ordinances
14. 7 HOSPITAL ZONE (MANUKAU)
14. 7.1 Zone Statement 14.7.2 Objectives and Policies 14.7.3 Ordinances 14.7.3.1 Permitted Development, Uses and Buildings 14.7.3.2 Special Requirements 14.7.3.3 Controlled Use Criteria 14.7 .3.4 Bulk and Location 14.7.3.5 Landscaping 14.7.3.6 Noise 14.7 .3 .7 Hazardous Substances 14.7.3.8 Parking and Loading 14.7.3.9 Amenity Requirements for Residential Accommodation 14.7.3.10 Subdivision 14.7.3.11 General Ordinances
14.8 HO SPIT AL SUPPORT ZONE
14.8. 1 Zone Statement 14.8.2 Objectives and Policies 14.8 .3 Ordinances 14.8.3 .1 Permitted Development, Uses and Buildings 14.8 .3.2 Controlled Use Criteria 14.8.3.3 Conditional Use Criteria 14.8 .3.4 Bulk and Location 14.8.3.5 Landscaping 14.8.3.6 Noise 14.8 .3 .7 Hazardous Substances 14.8.3.8 Glare 14.8.3.9 Parking and Loading 14.8.3. 10 Amenity Requirements for Residential Accommodation 14.8.3. 11 Subdivision 14.8 .3 .12 General Ordinances
CITY OF MANUKAU SECOND REVIEW PART 14 - SPECIAL ZONES - RURAL (AIRPORT PROTECTION)
14.1 RURAL (AIRPORT PROTECTION) ZONE ( 14.1.1 INTRODUCTORY STATEMENT A Rural (Airport Protection) zone is located immediately off each end of the main and proposed parallel runway under part of the approach slopes. Each zone takes the form of a trapezoid extending some 1 829 metres from the threshold at the end of each runway and applies, therefore, only to Manukau City.
This special zone is required because:
(a) /.1,ircraft pass over it on landing and take off at low altitudes, therefore special controls are required to avoid impairment of the safe operation of aircraft and to ensure the full utilisation of the airport
(bl The area is subject to high levels of aircraft noise (in excess of 1 00 EPNdB)
(c) There is relatively greater risk of aircraft accident in this area than elsewhere
Uses will not be permitted to develop in this zone if:
( (al they promote mass assembly of people (b) they are labour intensive
(c) they release any substances which would impair visibility or otherwise interfere with the operation of aircraft including those creating smoke, dust and steam
(d) they concentrate dangerous substances
(el they produce direct light beams or reflective glare which would interfere with the vision of a pilot
(fl they produce radio or electrical interference which would affect aircraft . communications or navigational equipment
(g) they attract birds
(h) they would require structures that penetrate the imaginary surfaces for height restrictions as defined in the Auckland International Airport: Specification for Approach Controls, dated 18 December 1 981 (see Appendix F to the Planning ( Maps). The permitted uses in this zone are limited to farming and open space uses together with ancillary uses.
14.1.2 ZONE ST A TEMENT The Rural (Airport Protection) zone is situated in the vicinity of the Auckland International Airport under part of the approach slopes of the main and proposed parallel runways and located as defined in paragraph 7 of the Auckland International Airport: Specification for Approach Controls, dated 18 December 1981 (see Appendix F to the Planning Maps). The zone is designed to ensure compatibility between the airport and surrounding areas.
14.1.3 ORDINANCES 14.1.3.1 Permitted Development, Uses and Buildings The following shall be permitted development, uses and buildings in the Rural (Airport Protection) zone.
(al Predominant
CITY OF MANUKAU -1- SECOND REVIEW PART 14 - SPECIAL ZONES - RURAL (AIRPORT PROTECTION)
(i) Farming except forestry and the keeping of birds, complying with the ( provisions of the bylaws from time to time in force.
Provided that nothing in this clause shall permit, or be deemed to authorise:
( 1) the erection of any buildings (with the exception of those specified in clause (ii), (iii) and (v) on any land included in the Rural (Airport Protection) zone.
(2) the housing or keeping of animals or bees in any building less than 30 metres from any residential building on any such land, and less than 12 metres from any boundary of the site thereof.
(ii) Subject to the warning and recommendation hereinafter set forth, residential buildings accessory to the permitted and established uses.
(iii) Subject to the warning and recommendation hereinafter set forth, dwelling houses on non-standard sites.
Provided that the erection of any such dwelling house, in the opinion of the ( Council:
( 1 ) will not tend to promote close settlement, and
(2) is unlikely to result in any demand being made on the Council, or any other local authority, for an extension that is not in the economic interests of the region or locality of any public service, or to cause existing or proposed public services to be uneconomically uses, and
(3) is unlikely to cause any obstruction to, or any interference with t he free movement of traffic on any street, and
(4) is unlikely to create, or to cause an extension of, any development inappropriate to a rural area, and
(5) will not result in any other detraction from the amenities of t he neighbourhood.
For the purpose of this clause a 'non-standard' site means a site which does not comply with the subdivisional standards prescribed by Part 6 of this Scheme in respect of a front site, a corner site or a rear site.
(iv) Public reserves within the Reserves Act 1977. Provided that no building other than accessory buildings on such land shall be a predominant use in a Rural (Airport Protection) zone.
(v) Buildings accessory to buildings or other uses of land for any of the foregoing purposes, provided that such accessory buildings are not used for residential accommodation and further provided that greenhouses are excluded from this category unless effectively treated against potentially hazardous reflections and glare.
(vi) LPG installations having a capacity of 2 tonnes or more but not more than 6 tonnes except in respect to any site which abuts a residential zone or to any site where the front boundary thereof direct ly faces a residential zone or abuts or directly faces land designated for a purpose of a residential character.
Notwithstanding anything contained in the foregoing list of predominant uses, no predominant use of land shall be permitted if:
CI TY OF MANUKAU -2- SECOND REVIEW PART 14 - SPECIAL ZONES - RURAL (AIRPORT PROTECTION)
( 1) it promotes mass assembly of people { (2) it is labour intensive
(3) it releases any substances which would impair visibility or otherwise interfere with the operation of aircraft including those creating smoke, dust and steam
(4) it concentrates dangerous substances
(5) it produces direct light beams or reflective glare which would interfere with the vision of a pilot
(6) it produces radio or electrical interference which would affect aircraft communications or navigational equipment
(7) it attracts birds
(8) it would require structures that penetrate the imaginary surfaces for height restrictions as defined in the Auckland International Airport: Specification for Approach Controls, dated 18 December 1981 (see Appendix F to the Planning Maps).
WARNING IN RELATION TO RESIDENTIAL BUILDINGS AS A PREDOMINANT USE
Owners and occupiers of land in this zone are warned against erecting buildings for residential use as the land is subject to a noise level of 100 EPNdB and higher arising from the operation of the Auckland International Airport, and it is likely to be subject to such a noise level from the future operation of the Airport.
(b) Controlled Any use listed as a predominant use in this zone requiring the location of a new vehicle crossing in an Intersection Control Area.
(c) Conditional (Subject to the Special Requirements for Conditional Uses hereinafter set forth) . ( Golf courses The winning and processing of materials occurring naturally in the vicinity. Provided that any quarry use shall comply in all respects with the provisions of Part 14.5.3.3 (Quarrying) of the Scheme
Shops for the sale of produce of the farms on which the shops are located
Works of public utility not deemed to be predominant uses under and by virtue of the provisions of Section 64 of the Act
Buildings accessory to building or other uses of land for any of the foregoing purposes provided that greenhouses are excluded from this category unless effectively treated against potentially hazardous reflections and glare
LPG installations having a capacity greater than 6 tonnes but not more than 1 2 tonnes provided that where a site abuts a residential zone or where the front boundary of a site directly faces a residential zone or abuts or directly faces land designated for a purpose of a residential character, LPG installations having a capacity of 2 tonnes or more but not more than 1 2 l tonnes shall be a conditional use of the site
CITY OF MANUKAU -3- SECOND REVIEW PART 14 - SPECIAL ZONES - RURAL (AIRPORT PROTECTION)
14.1.3.2 Special Requirements in Relation to Conditional Uses In deciding whether to grant or refuse consent to the erection or use of a building ( for residential, recreational or other purposes and in imposing conditions if consent is granted, the Council shall have regard to the noise level arising on the site from the operation of the Auckland International Airport and the noise level likely to arise from the future operation of the Airport and in imposing conditions may require the insulation of any such building from noise arising or likely to arise therefrom.
Notwithstanding anything contained in the foregoing list of conditional uses:
(a) No conditional use of land (other than the winning and processing of materials occurring naturally) will be permitted if the proposed use would or would be likely to cause an encroachment of urban development on land having a high actual or potential value for the production of food or would result in the discontinuance of any economic production of food on any land.
(b) Notwithstanding anything contained in the foregoing list of conditional uses, no conditional use of land shall be permitted if:
(i) it promotes mass assembly of people ( (ii) it is labour intensive
(iii) it releases any substances which would impair visibility or otherwise interfere with the operation of aircraft including those creating smoke, dust and steam
(iv) it concentrates dangerous substances
(v) it produces direct light beams or reflective glare which would interfere with the vision of a pilot
(vi) it produces radio or electrical interference which would affect aircraft communications or navigational equipment
(vii) it attracts birds
(viii) it would require structures that penetrate the imaginary surfaces for height restrictions as defined in the Auckland International Airport: Specification for Approach Controls, dated 18 December 1 981 (see Appendix F to the Planning Maps).
")4.1.3.3 Bulk and Location Requirements (a) The bulk and location requirements for the Predominant Uses in Rural (Airport Protection) zone, specified in Ordinance 14.1.3.1, shall be those required by the appropriate provisions in Part 1 2 (Rural 1 Ordinance)
Provided that
The following shall be the height restrictions:
(i) Height - No building, structure, mast, pole, tree, waterborne craft or other object shall penetrate any of the approach slopes, lighting visibility slopes, the ILS overshoot surfaces etc, transitional slopes, or the horizontal surface and associated surfaces as defined in the Auckland International Airport: Specification for Approach Controls, 18 December 1 981 (see Appendix F to the Planning Maps). Provided that where there is any conflict between these height control limits, the lowest height restriction shall prevail. l
CITY OF MANUKAU -4- SECOND REVIEW PART 14 - SPECIAL ZONES - RURAL (AIRPORT PROTECTION)
(ii) For a distance of 945 metres from the plane of each control threshold no ( building, structure, mast, pole, tree, waterborne craft or other object shall exceed the height of the approach light which is nearest to it and which is between it and the end of the associated runway, and that where approach lights have not yet been installed, no building, structure, mast, pole, tree, waterborne craft or other object shall exceed 1.5 metres in height.
(b) No road shall be constructed where an approach slope or lighting visibility slope would pass lower than 4.6 metres vertically above any part of the road.
(c) No dispensation from, or waiver of, the provisions of this. clause shall be permitted without the consent of the Chief Executive Officer of Auckland International Airport Limited.
14.1.3.4 Subdivision and Development of Land in Rural (Airport Protection) Zone The subdivision of land may be permitted provided that every allotment created by any subdivision shall be of such an area, shape and frontage that it is appropriate to the proposed use and that the objectives and policies of this Scheme are achieved. ( Also, every subdivision and development within this zone shall comply with the provisions of Part 6.
CITY OF MANUKAU -5- SECOND REVIEW PART 14 - SPECIAL ZONES - BOAT HARBOUR ZONE
14.2 BOAT HARBOUR ZONE ( 14.2.1 ZONE STATEMENT This zone is designed to cater for existing marina facilities at Half Moon Bay, and Pine Harbour, Beachlands. The marina at Half Moon Bay was existing prior to the previous operative District Scheme and was recognised by a Boat Harbour zoning. Additional marina facilities have been established adjacent to the original Half Moon Bay Marina by the Bucklands Beach Yacht Club. The Pine Harbour marina at Beachlands was established following a planning application in 1985 and an extension was approved following a further application in 1988.
The Half Moon Bay area in particular and the Tamaki River area in general experiences considerable recreational pressure. There are now only limited locations that provide the public with access to deep water in this locality. For this reason in particular, no direct provision is made for the expanded use of this area for marina purposes.
At the time of obtaining consent to extensions to the existing marina at Pine Harbour, the Council placed a specific condition on the consent to the effect that no further extension to the marina would be contemplated. The provisions of this zone reflect that condition. (
While no provision is made for further expansion of these marinas, new development is provided for as a conditional use within the Rural 1 zone.
Commercial facilities and services associated with a marina are provided for at Pine Harbour and ·within the adjacent Commercial 2 zone at the Half Moon Bay Marina. Controls relating to noise have been retained in order to protect adjoining residential areas from unnecessary disturbance.
Existing, and where possible, increased public access to areas within the Boat Harbour Zone will be encouraged. The Council will also continue to encourage the provision of viewing and fishing facilities, public seating and ·other such conveniences.
14.2.2 OBJECTIVES AND POLICIES Objective: 14.2.2.1 To make provision for facilities appropriate to the operation of a pleasure craft marina. ( Policy: 14.2.~.1.1 Permitted uses are limited to those directly associated with the operation of a pleasure craft marina.
Objective: 14.2.2.2 To minimise conflict between the activities of a pleasure craft marina and adjoining land uses.
Policy: 14.2.2.2.1 Maximum noise levels have been established to protect adjoining residential areas from undue disturbance from marina activities.
Objective: 14.2.2.3 To ensure that any future development in the zone achieves a high standard of visual and general amenity.
Policies: 14.2.2.3.1 Carparking areas are to be screened by plantings and other landscaping.
CITY OF MANUKAU -6- SECOND REVIEW PART 14 - SPECIAL ZONES - BOAT HARBOUR ZONE
14.2.2.3.2 Hardstand areas are to be so located or screened as to be visually unobtrusive.
14.2.2.3.3 The Council will require any landscaping that is shown on plans approved by the Council to be substantially completed.
Objective: 14.2.2.4 To ensure that reasonable public access is available to the marina and that opportunities for walking, viewing and fishing are provided for the general public.
Policies: 14.2.2.4.1 Continuing effect is to be given to the Auckland Harbour Board Vesting and Empowering Act 1968 which requires that reasonable public access be provided to the Half Moon Bay Marina.
14.2.2.4.2 Measures aimed at providing improved facilities for viewing and fishing, and public seating will be investigated.
14.2.2.4.3 Those aspects of public access to and enjoyment of the Pine Harbour Marina as detailed in the conditions of approval will be maintained.
( ) Objective: 14.2.2.5 To make provision for certain associated commercial facilities at Pine Harbour Marina.
Policy: 14.2.2.5.1 Certain associated commercial facilities are to be located adjacent to marinas in the Boat Harbour zone where there is no adjacent commercial zone. Such uses will be those generally described under the definition of a marina complex.
14.2.3 ORDINANCES 14.2.3.1 Permitted Development, Uses and Buildings The following shall be the permitted development, uses and buildings in the Boat Harbour zone:
(a) Predominant The storage, servicing, maintenance and repair of pleasure craft Launching ramps for pleasure craft Club premises provided that no building for that purpose shall exceed 185m2 ( in gross floor area Locker and storage facilities for pleasure craft, provided that buildings for that purpose shall not exceed 185m2 in gross floor area Premises having a gross floor area not exceeding 185m2 for the administration of the marina complex, provided that such activities shall be wholly contained within one building Storage and sale of fuel and oil for pleasure craft Public facilities including toilets and seating Carparking The development or use of public reserves or reserves in terms of the Reserves Act 1977 LPG installations having a capacity of 2 tonnes or more but not more than 6 tonnes except in respect to any site which abuts a residential zone or to any site where the front boundary thereof directly faces a residential zone or abuts or directly faces land designated for a purpose of residential character Sail schools Accessory buildings for any of the foregoing purposes {
CITY OF MANUKAU -7- SECOND REVIEW PART 14 - SPECIAL ZONES - BOAT HARBOUR ZONE
(b) Controlled ' l ( Subject to assessment against the relevant criteria set out in Ordinance 14.2.3.6
Locker and storage facilities for pleasure craft exceeding 185m2 in gross floor area Premises having a gross floor area exceeding 185m2 for the administration of the marina complex, provided that such activities shall be wholly contained within one building Club premises exceeding 185m2 in gross floor area Caretaker's residential accommodation for the use of caretakers employed within the marina Restaurants Outdoor display and/or sale of pleasure craft Offices for the sale, lease or hire of pleasure craft that are ancillary to a permitted use, and providing the office forms part of the building occupied by the main use and does not exceed 80m2 in gross floor area Any use listed as a predominant use in this zone requiring the location of a new vehicle crossing in an Intersection Control Area
(c) Conditional ( Shops (convenience and those retailing marina related goods) in Pine Harbour Boat Harbour zone Premises having a gross floor area exceeding 185m2 for the administration of the marina complex, and including the sale, lease or hire of pleasure craft provided that such activities shall be wholly contained within one building LPG installations having a capacity of; greater than 6 tonnes but not more than 1 2 tonnes; or · greater than 2 tonnes but not more than 1 2 tonnes where the site or the front boundary thereof abuts or directly faces a residential zone or land designed for a purpose of a residential character The building and manufacturing of boats and boating equipment Other services directly associated with marine recreation Motel accommodation in the Pine Harbour Boat Harbour Zone only, not exceeding sixty bedrooms and provided they shall be restricted to persons associated with the marina Accessory buildings for any of the foregoing purposes
14.2.3.2 Ordinance: General Requirements for the Boat Harbour Zone The following provisions shall apply to all predominant and controlled development, uses and buildings in this zone and may be used as a guide in respect of applications for conditional development, uses and buildings.
14.2.3.2.1 Bulk and Location Requirements The bulk and location requirements in Boat Harbour Zones shall be:
(a) Building Height
No part of any building shall exceed a height of 3 metres plus three quarters of the shortest horizontal distance between that part of the building and the nearest residential zone boundary, provided that the maximum height of buildings shall not exceed the following:
(i) Accessory buildings and premises and installations for storage and the sale of fuel and oil - 3.5m
(ii) Other buildings - 9.0m.
CITY OF MANUKAU -8- SECOND REVIEW PART 14 - SPECIAL ZONES - BOAT HARBOUR ZONE
(b) Yards ( The minimum yards to be provided are:
Front Yards - Gm Side and Rear Yards - 3.5m where the site adjoins another zone - otherwise nil.
(c) Ordinance 7 .5.3 (Road Network) in Part 7, Ordinance 15.3 (yards generally) in Part 15 and Ordinance 20.3.3 (protecting views of volcanic cones) in Part 20 also apply.
14.2.3.2.2 Noise Controls (a) Every use of land (inclusive of buildings thereon) in the Boat Harbour zone shall be conducted, and buildings shall be designed and laid out, so as to ensure that the corrected noise level (L 1 0) as measured on or within the boundary of a site zoned for a residential purpose or the notional boundary of any rural dwelling shall not exceed the following limits:
Monday to Saturday 0700 - 220050 dBA ( At all other times including Sundays and Public Holidays 45 dBA
The noise levels shall be measured and assessed in accordance with the requirements of NZS 6801: 1 977 Methods of Measuring Noise and NZS 6802: 1977 Assessment of Noise in the Environment.
The noise shall be measured with a sound level meter complying with the International Standard IEC 651 (1979): Sound Level Meters, Type 1.
NOTE: The notional boundary is a point 20m from any rural dwelling.
Notwithstanding the noise standards stated above the Council reserves the power conferred on it under the relevant section of the Town and Country Planning Act 1977, the Health Act 1956 and the Noise Control Act 1982 * to control any noise which has become an objectionable element or nuisance.
14.2.3.2.3 Landscaping The land within the Boat Harbour zone shall be landscaped in accordance with the objectives and policies for the zone. Before approving any development the Council will require to be satisfied that:
(a) Any existing landscape features will be retained and enhanced.
(b) The proposed planting will be appropriate to the soil and climatic conditions and can be readily maintained in a healthy condition.
14.2.3.2.4 Public Access and Facilities Public access to the Half Moon Bay and Pine Harbour Marinas shall be maintained in accordance with the Auckland Harbour Board Vesting and Empowering Act 1968 and the conditions placed upon the developments at the time of their approval. Facilities for public seating, fishing piers, viewing places, and walking facilities shall be maintained.
* see Resource Management Act 1991
CITY OF MANUKAU -9- SECOND REVIEW PART 14 - SPECIAL ZONES - BOAT HARBOUR ZONE 14.2.3.3 Subdivision and Development ( Every subdivision and development shall comply with the provisions of ordinance 14.2 and those of Part 6.
14.2.3.4 General Ordinances The following Ordinances apply to all predominant and controlled development, uses and buildings in this zone and may be used as a guide in respect of applications for conditional development, uses and buildings:
Access for Disabled Persons - see Part 4, Ordinance 4.6.3 Landscape Design - see Part 16, Ordinance 16.3 Parking and Loading ., see Part 17, Ordinance 1 7 .3 Design and External Appearance of Buildings and Maintenance - see Part 19 Ordinance 19.3 Signs - see Part 18, Ordinance 18.3 Utilities - see Part 8, Ordinance 8.8.3
14.2.3.5 General Bylaw* The following Bylaw applies to all predominant and controlled development, uses ( and buildings in this zone and may be used as a guide in respect of applications for conditional development, uses and buildings:
Signs.
14.2.3.6 Controlled Use Assessment Criteria In considering any controlled use application the Council will have regard to the matters set out in Ordinance 23.2.2 and shall be satisfied that the objectives and policies set out in this part of the scheme and the zone statement are met.
(
* Signs Bylaw superseded by Variation No. 5, see Part 18
CITY OF MANUKAU -10- SECOND REVIEW PART 14 - SPECIAL ZONES - DISTRIBUTION ZONE
14.3 DISTRIBUTION ZONE ( 14.3.1 ZONE ST A TEMENT The purpose of this special zone is to recognise the presence of and allow for the further development of a food distribution centre in Favona Road in an orderly manner which will ensure the protection of the amenities of adjoining rural and residential zones and the Manukau Harbour. The area zoned Distribution is approximately 10.1 hectares in area and applies to Allotment 449 Parish of Manurewa, Lot 1 DP 92116, Lot 1 DP 36504 and Pt Lot 31 DRO 58 located between the northern side of Favona Road and the Manukau Harbour.
Within the context of this zone, a distribution centre is a use involving as its principal feature the centralised storage of food and household goods for distribution and eventual retail sale in the supermarkets, restaurants and shops of the occupier. The production and processing of food items directly associated with the operation of a distribution centre is also permitted. However, the floorspace set aside for food production and processing has been limited to ensure that the primary function of the zone as a distribution centre is retained. Any production or processing is confined to the northern part of the zone, at least 180 metres from Favona Road and must not adversely affect the Manukau Harbour.
( In order to maintain a high level of visual and environmental amenity, the ordinances require substantial yards to be provided and for part of the front and side yards to be landscaped. This landscaping, and the design and external appearance of offices that face onto Favona Road, is subject to the discretionary powers of the Council in order to achieve the general purposes of the Scheme and to give effect to the particular policies specified for this zone.
The amenities and ecology of the Manukau Harbour have been protected by and through the provision of reserves adjacent to the coastline. The owner of the land within the zone will landscape and maintain the coastal reserves (Lot 2 DP 92216 and Pt Allots 32 and 33 DRO 58) located on the northern boundary of the zone and any future coastal reserve as may be required when the lot identified as Part Lot 31 DRO 58 is developed.
14.3.2 OBJECTIVE AND POLICIES Objective: 14.3.2.1 To provide for the existing and future activities of the distribution centre in a manner that allows for the orderly expansion of selected uses within the defined ( area of the zone and protects and enhances the amenities of adjacent residential and rural zones and the Manukau Harbour.
Policies: 14.3.2.1.1 Only uses which are directly associated with the operation of a distribution centre are permitted in the zone.
14.3.2.1.2 The appearance and the function of the front and side yards as an appropriate buffer between the distribution centre and adjacent rural and residential uses is to be improved by incorporating landscaping within the front and side yards.
By Minute 876/80 the Council has approved landscape plan 83/273 for the landscape development of the site comprising the zone. Pursuant to that minute, landscaping and planting is required to be implemented to the satisfaction of the Manager - Planning to extend the landscaping and planting along the full length of the western side boundary of the site in the event that the zoning of the land adjoining that site boundary is changed.
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14.3.2.1.3 The design and external appearance of future office development that faces onto Favona Road will be in harmony, and coherent with the design and external ( appearance of the existing offices adjoining the front yard, in order to enhance the amenity of the adjacent residential area.
14.3.2.1.4 The amenities and ecology of the Manukau Harbour and its coastline will be protected from any detrimental side-effects from uses within the zone.
14.3.3 ORDINANCES 14.3.3.1 Permitted Development, Uses and Buildings The following shall be the permitted development, uses and buildings in the Distribution zone:
(al Predominant The uses and development of public reserves or reserves in terms of the Reserves Act 1977.
(bl Controlled The following shall be controlled uses provided that they comply with the ( performance standards in Ordinance 14.3.3.2 of this zone.
In the exercise of its discretionary powers the Council will ensure that t he landscaping of the site gives effect to the policies and provisions contained within this zone - see Ordinance 14.3.3.4. -
The packaging, warehousing and storage of food and household goods directly associated with the operation of a distribution centre as described in paragraph 14.3.1 of the zone statement.
Provided that:
(i) No use listed under Schedule 1 0A or 1 OB appended to Part 10 of t his Scheme shall be permitted
(ii) None of these uses is carried out within 95 metres of Favona Road .
The processing of meat and meat products directly associated with the operation of a distribution centre but excluding the killing of animals and birds
Provided that:
(i) No use listed in Group 1 of Schedule 1 0A appended to Part 10 shall be permitted or any use employing a process specified in Schedule 1 0C appended to Part 10.
(ii) None of these uses is carried out within 180 metres of Favona Road.
The production and processing of food items (not included above) directly associated with the operation of a distribution centre
Provided that:
(i) The total floorspace used for the production and processing of food items (including the floorspace used for the processing of meat and meat products) is less than that used for warehousing and storage within the zone
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(ii) No use listed under Schedule 1 0A or 108 appended to Part 1 0 shall be ( permitted or any use employing a process specified in Schedule 1 0C appended to Part 10
(iii) None of these uses is carried out within 180 metres of Favona Road.
Administrative offices directly associated with the activities of the occupier subject to compliance with the design and external appearance policies and provisions contained within this zone - see Ordinance 14.3.3.5 The laundering and cleaning of articles owned by the occupier and used by those workers employed by the occupier Provided that neither of these uses is carried out within 95 metres of Favona Road Buildings, rooms or land used principally for the recreation of persons employed by the occupier The servicing of, and the dispensing of fuel to, motor vehicles directly associated with the operation of a distribution centre Provided that: (i) No servicing of motor vehicles shall be carried out within 200 metres of Favona Road
( (ii) No dispensing of fuel shall be carried out within 40 metres of Favona Road
LPG installations having a capacity of 2 tonnes or more but not more than 1 2 tonnes provided that where a site abuts a residential zone or where the front boundary thereof directly faces a residential zone or abuts or directly faces land designated for a purpose of a residential character, LPG installations having a capacity of 2 tonnes or more but not more than 1 2 tonnes shall be a conditional use of the site. Any installation of 12 tonnes shall be provided with a system of fixed water sprays capable of delivering water at a rate of 600 litres per square metre an hour to the whole surface of the tank Buildings accessory to any of the foregoing uses
(c) Conditional The production of household goods directly associated with the operation of a distribution centre but which are not included in the list of controlled uses specified in Ordinance 14.3.3.1 (b)
( ) Provided that:
(i) The total floorspace used for the production of household goods shall be less than 25 % of that used for warehousing and storage within the zone and provided further that the total floorspace used for the production and processing of food items, meat products and the production of household goods within the zone does not exceed that used for warehousing and storage
(ii) No production or processing shall be carried out within 180 metres of Favona Road
(iii) No use listed under Schedule 1 0A or 108 appended to Part 10 shall be permitted or any use employing a process specified under Schedule 1 0C appended to Part 1 0
Residential accommodation not exceeding -two household units within the zone and used exclusively by persons whose duties require them to live on the premises LPG installations having a capacity of 2 tonnes or more but not more than l 1 2 tonnes where the site abuts a residential zone or where the front
CITY OF MANUKAU -13- SECOND REVIEW PART 14 - SPECIAL ZONES - DISTRIBUTION ZONE
boundary of the site directly faces a residential zone or abuts or directly faces land designated for a purpose of a residential character (
14.3.3.2 Performance Standards Notwithstanding anything contained in Ordinance 14.3.3.1 no use, building or development shall be permitted in the Distribution zone, which does not comply with the following controls:
14.3.3.2.1 Air Pollution No process which is specified or described in Schedule 1 OC appended to Part 10 shall be a permitted use in the Distribution zone.
14.3.3.2.2 Noise The corrected noise level (L 1 o) as measured on or within the boundary of a site zoned for a residential purpose or the notional boundary of any rural dwelling shall not exceed the following limits:
Monday to Friday between the hours of 0700 - 1800 and Saturday between the hours of 0700 - 1200 50 dBA ( At all other times including Sundays and public holidays 40 dBA
The noise levels shall be measured and assessed in accordance with the requirements of NZS 6801: 1977 Methods of Measuring Noise and NZS 6802: 1 977 Assessment of Noise in the Environment.
· The noise shall be measured with a sound level meter complying with the International Standard IEC 651 (1979): Sound Level Meters, Type 1.
NOTE: The notional boundary is a point 20m from any rural dwelling.
Notwithstanding the noise standards stated above the Council reserves the power conferred on it under the relevant section of the Town and Country Planning Act 1977, the Health Act 1 956 and the Noise Control Act 1982 * to control any noise which has become an objectionable element or nuisance.
14.3.3.3 Bulk and Location Requirements The following shall be the bulk and location controls for controlled uses in this zone subject to the provisions of Part 15 of this Scheme.
(al Maximum Height:
Administrative Offices - 12 metres All other buildings - 1 5 metres
(b) Yards:
Front Yards - Minimum depth 25 metres Side Yards - Minimum width 20 metres, except that for valve houses the side yard shall be reduced to 1.5 metres Rear Yards - Minimum depth 10 metres
* see Resource Management Act 1991
CITY OF MANUKAU -14- SECOND REVIEW PART 14 - SPECIAL ZONES - DISTRIBUTION ZONE
(c) Coastal Protection Yard: (1 Where any site in the Distribution Zone abuts the Mean High Water Mark of the sea or its bays, inlets or creeks, or the Mean High Spring Tide Mark on the Manukau Harbour, a coastal protection yard with a minimum depth of 25 metres is required
(d) Site Coverage:
Maximum site coverage, excluding parking areas, shall be 55 %
(e) Ordinances 7.5.3 (Road Network) and 7.4.3 (Height Controls, Auckland International Airport) in Part 7, Ordinance 15.3 (yards generally) in Part 15 and Ordinance 20.3.3 (protecting views of volcanic cones) in Part 20 also apply
14.3.3.4. Landscaping (a) In accordance with Section 36 (4) (c) of the Town and Country Planning Act 1977, it shall be a condition of constructing or altering any controlled use specified in Ordinance 14.3.3.1 (bl that the owner shall have implemented proposals for the landscape development of the front and side yards in ( ) conformity with a layout plan submitted by the owner and approved by the Council.
(bl The layout plan showing details of landscaping shall comply with the general purposes of the Scheme and Policy 14.3.2.1.2 of this zone. In order to give effect to Policy 14.3.2.1.2, the Council, in approving any layout plan, will ensure that as a minimum the following criteria are satisfied:
(i) Carparking areas are appropriately screened.
(ii) Existing landscape features are retained and enhanced .
(iii) The proposed planting is appropriate for the local soil and climatic conditions and can easily be maintained in a healthy condition.
(iv) Where appropriate, use is made of contoured mounds and other landscape elements which enhance the appearance of the front yard.
(c) At least 25% of the area of the front yard and 10% of the area of each side yard shall be laid out and maintained in grass and planting, such planting to be ( I in conformity with that shown on the layout plan approved by the Council.
(d) The layout plan shall show the ground form, both existing and proposed, and full particulars of all proposed planting, the time when the planting and works shown on the plan are to be carried out and the manner in which they are to be maintained shall also be indicated.
14.3.3.5 The Design and External Appearance of Administrative Offices that face onto Favona Road The following provision shall only apply to those offices located within that part of · the zone between 25 metres and 95 metres of Favona Road:
In considering any proposal for the erection or alteration of offices the Council shall exercise its discretionary powers under Section 36 (4) (c) of the Act to ensure that the design and external appearance of offices achieves the general purposes of the Scheme and gives effect to Policy 14.3.2.1.3 of this zone. l
CITY OF MANUKAU -1 5- SECOND REVIEW PART 14 - SPECIAL ZONES - DISTRIBUTION ZONE
14.3.3.6 Parking General parking provisions as provided in Part 17 (Parking and ( Loading) will apply provided that no parking spaces will be required for buildings, rooms and land used for recreation.
14.3.3.7 Subdivision No subdivision shall be permitted within this zone.
14.3.3.8 General Ordinances The following Ordinances shall apply to all Controlled development, uses and buildings in this zone and may be used as a guide in respect of applications for conditional development, uses and buildings:
Access for Disabled Persons - see Part 4, Ordinance 4.6.3 Amenity Provisions - See Part 10, Industrial Zones, Ordinance 10.4.5.4 Landscape Design - See Part 16, Ordinance 16.3 Design and External Appearance of Buildings and Maintenance - see Part 19 Ordinance 19.3 Signs - see Part 18, Ordinance 18.3 Utilities - see Part 8, Ordinance 8.8.3 (
l
CITY OF MANUKAU -16- SECOND REVIEW PART 14 - SPECIAL ZONES - EXPLOSIVES ZONE
14.4 EXPLOSIVES ZONE ( 14.4.1 ZONE STATEMENT The purpose of the zone is to provide a location for the operations of the explosives industry which for reasons of safety needs to be isolated from populated areas.
The existing zone applies to a 188 hectare peninsula which contains the Waitawa Bay explosives reserve. The land so zoned is bounded to the north by the sea which provides an important transportation link. On the other boundaries it is surrounded by pastoral farming on land zoned Rural 1 which provides an additional safeguard as that land is not used intensively.
14.4.2 OBJECTIVE AND POLICIES Objective: 14.4.2.1 To isolate, and provide a safe location for, the operations of the explosives industry.
Policies: 14.4.2.1.1 Priority will be given to uses in the Explosives zone relating to or serving the production and distribution of explosives and ammunition.
14.4.2.1.2 Farming and forestry are recognised as suitable secondary uses of land for land management purposes and to provide a buffer between potentially dangerous processes and the land in other zones and public areas.
14.4.2.1.3 The Council recognises the advantages in retaining the free access of goods and materials to the zone by sea without the visual amenities of the coastline being affected.
14.4.3 ORDINANCES 14.4.3.1 Permitted Development, Uses and Buildings The following shall be the permitted development, uses and buildings in the Explosives zone:
(a) Predominant Subject to compliance with the Explosives Act 1957 and the Dangerous Goods Act 1974 the following are permitted as predominant uses: ( l The manufacture, handling, storage, repacking and distribution of explosives and ammunition Grazing and breeding of livestock Production forestry and farm forestry Administrative, commercial and professional offices and dwelling houses in connection with the foregoing purposes LPG installations having a capacity of 2 tonnes or more but not more than 1 2 tonnes provided that where a site abuts a residential zone or where the front boundary thereof directly faces a residential zone or abuts or directly faces land designated for a purpose of a residential character, LPG installations having a capacity of 2 tonnes or more but not more than 1 2 tonnes shall be a conditional use of the site. Any installation of 12 tonnes shall be provided with a system of fixed water sprays capable of delivering water at a rate of 600 litres per square metre an hour to the whole surface of the tank Accessory buildings for any of the above purposes
(bl Controlled
CITY OF MANUKAU -17- SECOND REVIEW PART 14 - SPECIAL ZONES - EXPLOSIVES ZONE
Any use listed as a predominant use in this zone requiring the location of a new vehicle crossing in an Intersection Control Area (
(c) Conditional LPG installations having a capacity of 2 tonnes or more but not more than 1 2 tonnes where the site abuts a residential zone or where the front boundary of the site directly faces a residential zone or abuts or directly faces land designated for a purpose of a residential character.
14.4.3.2 Bulk and Location Requirements Subject to the provisions of the Explosives Act 1957 and the Dangerous Goods Act 1974 the bulk and location requirements shall be:
14.4.3.2.1 Minimum Front, Side and Rear Yards Front 20m Side and Rear 1 Om
14.4.3.2.2 Minimum Foreshore Yard No building shall be erected at a distance less than 70 metres from mean high ( water mark. Provided that any barging ramp, jetty or similar structure used solely for the loading or unloading of waterborne goods shall be permitted.
14.4.3.2.3 Maximum Building Height No part of any building shall be higher than 3 metres plus the shortest horizontal distance between that part of the building and t he nearest site boundary.
Ordinance 7.4.3 (Height Controls Auckland International Airport) also applies.
14.4.3.3 Subdivision No subdivision shall be permitted in t he Explosives zone.
CITY OF MANUKAU - 18- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
14.5 MINERAL RESOURCES AND QUARRYING 14.5.1 INTRODUCTION This part of the Scheme incorporates the following matters:
the mineral resources of the district and the objective and policies for their management;
objectives, policies and ordinances applicable to all quarry operations;
the Quarry zone ordinances applicable to particular locations.
14.5.2 MINERAL RESOURCES 14.5.2.1 The Mineral Resources of Manukau City in Relation to The Auckland Region Mineral resources within Manukau City consist mainly of bulk aggregates. These are basalt and scoria in the west, and greywacke sandstone in the east. There are also limestone deposits around Ardmore and Whitford, a pumicite deposit at Takanini, and clay is extracted at Brookby.
The main areas of minerals extraction in the City correspond to the major deposit s ( I of basalt and scoria. These areas are Puketutu Island, lhumatao, Manukau Central and the Greenmount area in East Tamaki.
Bulk aggregates are essential to urban development. The Auckland region produces about 6-8 million tonnes of aggregate per year, 2 ½-3 million tonnes of which originate in Manukau City. The total output of quarries within the City thus contributes over one third of the region's production. This may increase as quarries presently operating on and around the Auckland isthmus are depleted.
Aggregates are a non-renewable resource and in many cases supplies of higher grades in Auckland are approaching exhaustion. The increasing costs of transport make it imperative that known resources close to the urban area are protected from urban development wherever possible. This protection should be combined with exploration for suitable deposits of good quality aggregate with a view to conserving them for the future.
Specific areas of known mineral resources within Manukau City1 (a) Volcanic materials
( l The locations of most of these are known and are as follows: (i) Puketutu Island - an island consisting of tuff, scoria and lava which is being quarried at present.
(ii) lhumatao - an area on the west coast of the City consisting of the remains of lhumatao, Otuataua, Pukeiti, Ellett's and Mt Gabriel mountains and their associated lava flows and tuff rings. This area has been extensively quarried in the past and will continue to be for some time.
(iii) Pukaki - a large steep-sided explosion crater with a ring of thick tuff and lapilli. The tuff was quarried for a short period but most of this geological feature remains.
(iv) Crater Hill - a tuff ring enclosing a scoria cone which is presently being quarried. l The accompanying map shows the distribution of the City's mineral resources
CITY OF MANUKAU -1 9- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
(v) Manukau Central - two scoria cones, Wiri Mountain and McLaughlin's Mountain, and their lava fields. Quarrying is being carried out here in the ( City's Quarry zone.
(vi) East Tamaki - two scoria cones and their basalt flows and a sunken crater. The cones, Greenmount and Puke-Otara, are being quarried for scoria. A substantial deposit of basalt remains unexploited to the north and west of Greenmount.
(b) The Greywacke and Argillite Deposits in the East of the City These deposits cover a wide area and a number of quarries are presently operating. Other deposits of good quality rock suitable for quarrying have yet to be specifically identified, but it is expected that deposits in this area will become progressively more economic as quarries closer to the City are worked out.
(c) Limestone There are deposits at Whitford and Ardmore which are not being commercially exploited.
(d) Clay ( This is extracted at Brookby where there are considerable reserves.
(e) Shingle The Wairoa and Orere Rivers are shingle rivers and this has been extracted intermittently, usually for local use.
(f) Water · 2 Water is also a valuable mineral resource • It is supplied to users in three ways; bulk water, surface rainwater collected from roofs or drawn from streams and underground water drawn from bores.
The bulk water supply for the City comes from Auckland Regional Council * reservoirs in the Hunua Ranges - two of which, Cassey's and Mangatawhiri, are wholly or partly in Manukau City. Water is piped to the Ardmore filter plant and thence through Manukau to the isthmus. Surface rainwater and underground water supply Whitford, Clevedon, Beachlands, Maraetai and other rural areas, which are not connected to mains supply.
Some urban areas of the City have private bores, such as the Dominion Breweries bore at Crater Hill. Water from the McLaughlin's Water Supply area at Manukau Central continues to supply 5000 residents of the former Papatoetoe City and is still valuable as an alternative supply. Thermal water resources are also found in some areas of the City such as Mangere and Whitford.
Water rights are the basis of controlling the quality and uses of water. Water rights are generally required under the Wat er and Soil Conservation Act 1967 * * to
(a) take water from bores, springs, wells, dams, streams and rivers (bl discharge stormwater into natural water ·
2 The accompanying map shows the distribution of producing water wells and cold springs in the City.
* Now operated by Watercare Services ltd * * see Resource Management Act 1991
CITY OF MANUKAU -20- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
(c) discharge waste water into natural water or onto or into the ground ( (d) divert or pipe watercourses (e) dam watercourses (fl use thermal water for irrigation, heating, and commercial or communal swimming pools.
In addition the Auckland Regional Water Board* bylaw 1987 prohibits the installation or altering of bores without a permit obtained from the Board.
Applications for Water Rights should be made to the Auckland Regional Water Board.
14.5.2.2 Objective and Policies - Mineral Resources Objective: 14.5.2.2.1 To promote careful management of mineral resources so that those which are needed for the future are conserved.
Policies: 14.5.2.2.1.1 Land use will be controlled to protect scarce resources, such as basalt, so that they ( are accessible to meet future needs.
14.5.2.2.1.2 In considering planning applications the Council will have regard to the need to protect underground and surface water supplies.
14.5.3 GENERAL QUARRYING OPERATIONS AND QUARRY ZONE 14.5.3.1 Introduction Quarrying is an activity which occurs throughout the City at various locations within different zones, including the Quarry zone (see Ordinance 14.5.3.4). As more quarrying occurs outside the Quarry zone than within it a quarrying ordinance of general application has been included in this part of the Scheme (see Ordinance 14.5.3.3). Any quarrying activity will be subject to the provisions of this General Quarrying Ordinance to ensure that whilst operations continue, nuisance elements are minimised and to ensure that restoration and final levels are co-ordinated through the Quarry Management Plans.
Mineral extraction is a temporary use of land and restoration is required to prepare the land for its subsequent use or those other uses permitted in the Scheme for the zone in which the quarry is situated. Quarry Management Plans are required to ( show the proposals for restoration of quarried areas before quarrying commences.
Although certain aspects of quarrying affect neighbouring properties it is possible for quarries to operate with minimum adverse effects. The General Quarrying Ordinance provides environmental standards which are designed to protect the community and set levels against which performance can be measured. These apply to quarrying as an activity irrespective of the actual zone in which a quarry may be located.
The largest reserves of scoria and basalt in Manukau are in the Quarry zone at Manukau Central and the Greenmount area of East Tamaki. Quarrying is a predominant use in the Quarry zone subject to Council approval of a Quarry Management Plan.
* now Auckland Regional Council
CITY OF MANUKAU -21- SECOND REVIEW n -i -< ,,0
)> z C 7' )> C
""O l> :a --f .....
(J) Auckland ""O m 0 l> r N I 0 tv z tv m I en s: z m :a l> r :0 m en 0 C :0 0 m I (J) I I (J) Manukau l> m z n Harbour ~i 0 0 MINERAL RESOURCES -0 p z Pumlclte r C 0 Scorio and Basalt * )> l> :a f•:•:;:;:;:•:•:•:::::J :0 m Tuff z :0 < Greywacke Clay -< m • .p. z rtlllllllllJ Ar_gllllte Quarries )> G) Source: LKermode D.S.I.R. 1978 • r r n -I -< 0 "Tl s:: )> z C A )> C
iJ )>, :0 -I .....
CJ) iJ m () )> r N I 0 I\.) z w m I CJ)
z m :0 )> r :0 :' m ' CJ) ' 0 I ' , ' C r------' :0 I 1 n - I -- I m Monukou I Franklin District CJ) I I )> (/) Harbour ...,,. r...... ,,, ' m \....- I - ... .._! z J -u 0 n r 0 MINERAL RESOURCES )> p z C 0 1000m radius around z )> ::0 producing wafer well _. :0 m :0 < 0:, -< m Source: LK111mod11 D.S.I.R. 1978 e Cold Spring z G) PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
Te Puke Otara is already being quarried, as is Greenmount itself in association with the sanitary landfill project. West of Greenmount there are considerable reserves ( of basalt and the terrain is characterised by large outcrops of basalt rock. Special provision has been made for quarrying and the excavation of rock for site development in this area which is the Industrial 3 zone west of Harris Road. Quarrying is permitted as a predominant use in the area defined on Plan 14C accompanying Ordinance 14.5.3.3.9. It is considered that this will be the best method of preparing the land for industrial sites and will encourage extraction of this scarce resource before industrial development in the area intensifies. The area also contains a number of old rock walls of historic significance. Those along Cryers Road are protected under Part 20 Preservation and Conservation, Schedule 20A.
Other zones which contain known resources permit quarrying as a conditional use. Quarrying within those zones is subject to additional assessment criteria (Ordinance 14.5.3.3. 7). In considering any application to quarry in these areas the Council will assess whether the site is appropriate considering, amongst other things, the potential for local or future supplies and the likely effects of quarrying operations and traffic to and from the site on surrounding land and uses. Quarrying will be restricted or prohibited in areas where it would result in damage to, or the destruction of, landforms and areas of particular value (e.g. visual, ecological). ( 14.5.3.2 Objective and Policies - Quarrying Operations Protection of Resources Objective: 14.5.3.2.1 To ensure wise use and management in the winning and processing of materials occurring naturally.
Policies: Manukau Central - Quarry Zone 14.5.3.2.1.1 Quarrying is a predominant use in the Quarry zone until the quarry material is removed and the land is restored in accordance with approved Quarry Management Plans, when it will be rezoned for industrial uses.
East Tamaki/Greenmount . 14.5.3.2.1.2 Quarrying is a predominant use in part of the Industrial 3 zone west of Harris Road . Any quarrying must be in accordance with an approved Quarry Management Plan or Plans and will be subject to the conditions set out in the ordinance for that area (see Ordinance 14.5.3.3.9 and Plan 14C for location).
Restoration of Quarried Land Objective: 14.5.3.2.2 To ensure quarried lands are progressively and ultimately restored to final contours which are suitable for subsequent uses to which the land may be put and which are compatible with surrounding landscapes.
Policy: 14.5.3.2.2.1 Quarry Management Plans will be required to show proposals for t he restoration of quarried land before quarrying commences.
Protection of the Environment Objective: 14.5.3.2.3 To protect existing and future amenities of areas where quarry operations are carried out.
Policies:
CITY OF MANUKAU -24- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
14.5.3.2.3.1 Environmental standards relating to vibration arising from blasting, noise, water and air pollution will be upheld.
14.5.3.2.3.2 Buffer areas between quarries and incompatible uses (such as housing) will be established and maintained.
14.5.3.2.3.3 The provisions of the general Quarrying Ordinance are to apply to all quarrying activities throughout the City.
14.5.3.3 General Quarrying Ordinances The following provisions shall apply to all quarrying uses, whether or not these are undertaken in a Quarry zone.
14.5.3.3.1 Quarry Management Plan (a) Before commencing any quarry operations the operators and owners of each quarry shall furnish a Quarry Management Plan to the Council for its retention provided that in the case of existing quarries where a quarry plan has been submitted under any provision of an earlier district scheme no further plan shall be required except where quarrying is proposed to be extended outside the area ( shown on that plan, or where there have been significant changes to the details contained within earlier plans.
A Quarry Plan is also required from any existing quarry operator or owner who has not previously submitted one.
(b) Where the scheme requires the Council's planning consent to quarrying operations the Council may grant or refuse its consent or require any changes to be made to the Quarry Management Plan or impose other conditions as it sees fit.
(c) All quarrying and restoration shall be carried out in accordance with the Quarry Management Plan which shall include the following information in plan form and in explanatory material:
(i) demarcation of the area to be quarried (ii) existing contours (iii) final contours and floor levels including the proposals for the co-ordination of final levels of adjoining land (iv) ultimate drainage of quarried lands ( I (v) an indication of the period over which quarrying will continue, and of staged development (vi) location of buildings and plant (vii) provision for the disposal and/or stockpiling of overburden, waste and quarried material, including the areas to be used for stockpiling (viii) areas for stockpiling topsoil (where applicable) (ix) provision for screening unsightly features from public view and fencing dangerous or potentially dangerous features (x) description of methods to be employed to prevent contamination of air or natural water and to comply with the Noise and Vibration provisions of these ordinances (xi) an indication of the route by which quarried material is to be removed from the site and for quarries located within rural areas an indication of the volume of, and routes to be used by, traffic travelling to and from the site (xii) provision for the progressive restoration of the site such that the land will be left in such a condition as the Council considers suitable for the establishment of those uses to which the land may subsequently be put.
(d) No topsoil shall be disposed of by sale or otherwise permanently removed from the quarry site except as may be specified in the Quarry Management Plan and thereby approved by the Council.
CITY OF MANUKAU -25- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
(el Prior to any significant deviation from the Quarry Management Plan details required under paragraph C of this ordinance, the Council will require the ( submission of an updated management plan as a non-notified planning application.
In addition, for quarries not located within the Quarry zone or the area shown in plan 14C, any extension of the area to be quarried beyond that shown on an approved Quarry Management Plan will require Council approval as a conditional use under Section 72 of the Act.
14.5.3.3.2 Vibration Arising from Blasting (al Vibrations arising from blasting shall meet the requirements of NZS 4403: 1976 (Explosives Code) Code of Practice for Storage, Handling and Use of Explosives Section 10.5 Blasting Near Buildings and Structures.
(bl The noise created by the use of explosives shall either not exceed a peak overall sound pressure level of 128 dB (i.e. a peak overpressure of 0.05 kPa) or alternatively the noise shall not exceed a peak sound level of 122 dBC. The measurement shall be made in either case at the nearest affected occupied building, excluding any building used and occupied as part of the quarry operations. (
(cl All blasting shall be restricted to between 0700-1800 hours except in emergencies provided that the Council may specify more restrictive periods based on such considerations as the proximity of the quarry to residential areas, or to vibration sensitive industries or activities.
(d) The quarry operator shall carry out such vibration and air shock measurements as the Council may from time to time require and maintain and make available for inspection such records of measurements as may have been made to ascertain compliance with NZS 4403 Section 10.5.
14.5.3.3.3 Noise The corrected noise level (L 10) as measured on or within the boundary of a site zoned for a residential purpose or the notional boundary of any rural dwelling shall not exceed the following limits:
Monday to Friday between the hours of 0700 - 1800 and Saturday between the hours of 0700 - 1200 55 dBA ( At all other times including Sundays and public holidays 45 dBA
The noise levels shall be measured and assessed in accordance with the requirements of NZS 6801: 1977 Methods of Measuring Noise and NZS 6802: 1977 Assessment of Noise in the Environment.
The noise shall be measured with a sound level meter complying with the International Standard IEC 651 ( 1979): Sound Level Meters Type 1 .
NOTE: The notional boundary is a point 20m from ariy rural dwelling.
CITY OF MANUKAU -26- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
Notwithstanding the noise standards stated above the Council reserves the power (1 conferred on it under the relevant section of the Town and Country Planning Act 1977, the Health Act 1956 and the Noise Control Act 1982 * to control any noise which has become an objectionable element or nuisance.
14.5.3.3.4 Waste Disposal, Pollution All tailings, overburden, waste and liquid and gaseous effluent shall be so disposed of as to minimise damage to property or disfigurement of the landscape, and to prevent pollution of any watercourse, drain, stream, creek, foreshore or underground water.
Water Rights are required under the Water and Soil Conservation Act 1967 to discharge waste water into natural water or onto or into the ground.
14.5.3.3.5 Dust The provisions of the Clean Air Act 1972 * shall be complied with in respect of "Scheduled Processes" such as pulverising, crushing or screening of dry materials. Quarry owners and operators must ensure that adequate measures are taken to control the emission of dust from internal roadways.
( l 14.5.3.3.6 Quarries Act and Mining Act The provisions of the Quarries and Tunnels Act 1982, the Mining Act 1971 and any other relevant legislation or Council bylaw shall be complied with in quarrying operations.
14.5.3.3.7 Matters Bearing on Applications for Quarrying in the Rural Zones In considering whether or not to grant consent to a conditional use application for quarrying in the Rural 1 zone the Council will, among other things, have regard to the following assessment criteria and information to be supplied by the applicant.
(a) The planning application must be accompanied by:
(i) a landscape plan outlining, where appropriate, methods for screening unsightly visual features from public view and/or reducing onsite noise;
(ii) details of the routes and expected volumes of traffic using the quarry.
(b) The planning application must give an indication of the uses the quarried area ( \ will be put to once quarrying has been completed, including details of any restoration work required to make the area suitable for such uses. These uses should be either predominant or conditional uses within the Rural 1 zone.
(c) Council will take account of the expected volume of, and routes to be used by, traffic to and from the quarry site, and the impact of this traffic on the areas through which it would regularly travel.
(d) Where quarrying would result in damage to, or the destruction of, any of the following features: ·
(i) landforms, landscapes, or areas of visual or scenic worth which contribute to the amenity value of the City, particularly where those areas are located on the coast or along visually prominent ridgelines
(ii) native bush, bird or wildlife habitats, including an negative impacts on the ecology of areas in the vicinity of that being quarried
(iii) areas or landforms with scientific, cultural or archaeological value. l * see Resource Management Act 1991
CITY OF MANUKAU -27- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
The Council shall assess the significance of the affected area and the degree ( of damage which would result from the quarrying of it and may, as a result, limit the extent of, or prohibit quarrying in these areas.
14.5.3.3.8 Bulk and Location Requirements The bulk and location requirements for all quarrying shall be as in the Quarry zone Ordinance.
14.5.3.3.9 Special Ordinance Applicable to Quarrying in part of the Industrial 3 Zone in East Tamaki The special provisions contained in this ordinance shall apply to quarrying and the excavation of rock for site development in that part of the Industrial 3 zone in East Tamaki shown on Plan 14C following and shall be in addition to all other provisions generally applicable to quarrying.
(a) Special Conditions Progressive restoration shall be carried out to ensure that the total area subject to excavation at any one time is restricted to no more than 8 hectares. (b) Blasting ( Quarry owners or operators shall ensure that sufficient warning of the intention to commence and carry out blasting is given to vibration sensitive industries or activities existing in the vicinity such that those industries or activities have adequate time to take any necessary precautions before blasting commences or is carried out.
The above provisions shall apply particularly to the following vibration sensitive industries or activities:
The Ra Ora Stud, Waiouru Road (Lot 1 DP 81784). Cunningham Packaging Limited, 18 Greenmount Drive (Lot 61 DP 66557).
(c) Road Upgrading When quarrying is carried out on any lot fronting Neales Road the work shall include the rock excavation of that section of Neales Road fronting .the lot, together with any short additional length necessary for a satisfactory transition to the adjoining road sections. The work shall extend to the centreline of Neales Road, or to a slightly greater width as may be necessary in order to ( provide for two-way vehicular traffic. The work shall include the full excavation to provide for construction of the carriageway, berms and batters to the permanent levels, together with sufficient metal to provide all-weather.
The owners will be expected to make adequate provision for the progressive upgrading of the street network that serves the site, and a programme which provides satisfactorily for this upgrading in terms of the provisions of the Scheme as it relates to Industrial 3 zones will need to be determined, prior to approval of any scheme plan of subdivision of any part of the land, or prior to the development of any part of the land for purposes permitted by the Scheme.
Dust nuisance generated on Neales Road shall be kept to a minimum and water spraying or other approved methods to combat dust nuisance shall be employed to the satisfaction of the Council.
All works shall fully comply with Council's bylaws, engineering standards and other relevant statutory requirements.
CITY OF MANUKAU -28- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
( PLAN 14C
( )
'\
( l
1111 Extent of Industrial 3 zone where quarrying is a predominant use
SCALE 1:8000
CITY OF MANUKAU -29- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
14.5.3.4 Quarry Zone 14.5.3.4.1 Zone Statement Land within the Quarry Zone is already in use or proposed to be used primarily for quarrying and associated purposes. Quarrying within the zone is subject to the General Quarrying Ordinance.
The zone covers the area at and around the remains of McLaughlin's Mountain and Wiri Mountain adjacent to Roscommon Road. The zone includes a group of quarries extracting basalt and scoria.
Underlying the area is an aquifer which supplies water to the City. Adequate safeguards are required to prevent the contamination of the aquifer by sewage, fuel or other pollutant.
The Quarry zone is a temporary zone whose purpose is to enable valuable mineral resources to be extracted prior to urban development of the land. As quarrying is completed the land will be progressively rezoned for industrial purposes.
When the land is available for industrial development there will be a need, because of the high volume of traffic using it, to limit the number of site frontages or road ( intersections coming off Roscommon Road.
Subdivision scheme plans are expected to reflect this policy and road intersections coming off Roscommon Road will generally be limited to those indicative ones shown on the District Scheme Planning Maps. -, 14.5.3.4.2 Ordinances 14.5.3.4.2.1 Permitted Development, Uses and Buildings The following shall be the permitted development, uses and buildings in the Quarry zone and shall also be subject to the General Quarrying Ordinance.
(al Predominant Quarrying provided that it complies with the general quarrying ordinances including that requiring Council approval of a Quarry Management Plan prior the commencement of quarrying The crushing, screening, storage and sale of quarried material The maintenance of quarry plant and vehicles Buildings accessory to any of the foregoing
(bl Controlled Any use listed as a predominant use in this zone requiring the location of a new vehicle crossing in an Intersection Control Area.
(cl Conditional Any industry which uses quarried material as raw material Residential accommodation accessory to a use permitted in this zone, and used exclusively as the household unit of any person whose duties require him or her to live on the premises Refuse transfer stations which have the consent of the Auckland Regional Council Motor car, motor cycle and go-cart racing and rallying, trial and trail bike riding, and shooting ranges, including buildings incidental to such activities Other buildings accessory to any of the foregoing Refuse recycling stations General advertising signs on front sites which are over 2OOOm 2 and have frontage to an Urban Arterial Road, as specified in Appendix A 1
CITY OF MANUKAU -30- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
14.5.3.4.3 Conditional Use Criteria General Advertising Signs In considering an application to erect a General Advertising Sign, the Council shall be satisfied that the sign does not unduly dominate the immediate environment, or adjacent landuses. Regard will be given to the nature of the adjacent zones or landuses and the proximity of the sign to the front boundary and/or the boundaries of the adjoining landuses. As a general guide the sign should not exceed a height of 6m with display panels no larger than 3m x 6m, and should be illuminated only to the extent that the sign is spot lit at night;
and shall have regard to the following:
(a) the extent to which the proposed sign would be incompatible with existing landuses, and/or other signage on the site. Council may, in granting consent to a General Advertising Sign, impose conditions relating to the removal of existing signs, or restricting the number size or placement of any additional signage on the site;
(b) with respect to a freestanding sign, the effectiveness of landscaping to either integrate the structure of the sign with the natural physical surrounds, or to ( reduce its visual prominence;
(c) with respect to a non freestanding sign, the extent to which a featureless or unattractive building facade has been utilised. The sign should not detract from, nor undermine the architectural features of the building upon which it is located;
(d) the impact of the sign on traffic management and traffic safety within the area. Particular regard will be had to the siting of the sign with respect to sight lines, traffic signals, intersections and the movement patterns of pedestrians in the area. Balloons, bunting, streamers and other erratic moving components will be regarded as having potential to adversely affect traffic management and safety;
(e) the location of the sign, its proximity to other General Advertising Signs in the vicinity and the cumulative impact this may have on the streetscape and visual characteristics of the area. General Advertising Signs will not be permitted to become the "dominant theme" in commercial and industrial subdivisions which have not yet been developed; (1 (f) in addition to the above criteria all General Advertising Signs will be assessed against the relevant objectives and policies of the zone and the traffic and amenity criteria as contained in 18.3.6;
(g) the location of any sign should not compromise any provision of an approved Quarry Management Plan.
14.5.3.4.4 Bulk and Location Requirements The following shall be the bulk and location requirements for permitted development, uses and buildings in the Quarry Zone and for quarrying operations in other zones. The requirements in Ordinance 14.5.3.4.4 (a) shall be applicable generally save that in cases where any exception, modification or qualification is provided in Ordinance 14.5.3.4.4 (b) the latter shall have effect notwithstanding.
(a) Minimum Yards (i) Quarrying Uses No quarrying shall be carried out within 30m of each site boundary, such L distance to be measured at right angles from the boundary or boundaries
CITY OF MANUKAU -31- SECOND REVIEW PART 14 - SPECIAL ZONES - MINERAL RESOURCES AND QUARRYING
to where the quarry is worked on the site, except that excavation in this ( yard may be undertaken where:
final levels will coincide with existing levels or proposed final levels on adjoining sites, and,
the site will be graded or batters formed which will ensure the stability of the land, and that on adjoining sites, for such purposes to which it may subsequently be put.
The proposals for the co-ordination of final levels in an area shall be included in the Quarry Management Plan for the quarry.
(ii) Uses Other than Quarrying Front Yard Side Yard Rear Yard 30m 15m 15m
(b) Exceptions, Modifications or Qualifications to General Bulk and Location Requirements (i) Yards ( Residential, Canteen or Recreational Buildings In the case of any residential, canteen or recreational building erected the minimum front yard requirement shall be 12 metres.
(ii) Coastal Protection Yard Notwithstanding Ordinance 15.3.3 where any site abuts the line of Mean High Spring Tide of the Manukau Harbour, or the Mean High Water Mark of any coastal area or tidal river elsewhere in the district a coastal protection yard with a minimum depth of 20 metres shall be provided.
Any quarrying activity including the erection of buildings or siting of plant, the storage of materials or rubbish, and the burning of rubbish within the coastal protection yard is prohibited.
(cl Ordinances 7 .5.3 (Road Network) and 7.4.3 (Height Controls, Auckland International Airport) in Part 7, Ordinance 15.3. (yards generally) in Part 15 and Ordinance 20.3.3 (protecting views of volcanic cones) in Part 20 also apply. ( 14.5.3.4.5 Subdivision No subdivision shall be permitted in the Quarry zone.
14.5.3.4.6 Rezoning of Quarry Land Any area within the Quarry zone which meets the following criteria may be rezoned industrial by way of a scheme change or within a review of the District Scheme:
(a) the quarry material has been extracted and the land restored in accordance with an approved Quarry Management Plan;
(bl a reasonable buffer is provided between the area and any remaining or likely future quarrying activities on the property or in the vicinity of it;
(cl the restored area is suitable for industrial development;
(d) the restored area can be adequately serviced.
CITY OF MANUKAU -32- SECOND REVIEW PART 14 - SPECIAL ZONES - AUCKLAND INTERNATIONAL AIRPORT
14.6 AUCKLAND INTERNATIONAL AIRPORT ZONE 14.6.1 ZONE ST A TEMENT The purpose of this zone is to provide for the development of the Auckland International Airport at Mangere. This facility is the principal international airport in New Zealand and was jointly operated by the Auckland Regional Council and the Crown until 1988 when control was passed to Auckland International Airport Limited, a private company owned by the Crown and the local authorities of Auckland.
The Auckland International Airport zone provides for a range of uses designed to permit the development of the airport in accordance with the expressed policy 'to provide for essential airside and landside uses and limited associated landside uses' (Auckland International Airport Vicinity Plan, July 1981). As a consequence, the zone provides for airside and landside uses essential to the movement of people and goods including runways, taxiways, terminals, air carrier facilities and aircraft maintenance. In addition the zone, as an expression of the above policy, provides for the controlled development of uses which have a functional relationship with the airport such as service facilities for travellers and airport employees, as well as industrial and commercial uses which are essential to the operational function of the airport such as bonded warehousing for freight collection and despatch. ( ) The extent of the Auckland International Airport zone reflects the proposed development of the existing airport, and extends up to the southern limit of the proposed second runway. A building line restriction to the south of this zone boundary will restrict the extent of buildings and other facilities, except for buildings associated with rural us~s. The purpose of the building line is to facilitate the proper functioning of the second runway when it is constructed.
The Auckland International Airport zone has been defined on the basis of the 'Auckland International Airport Vicinity Plan' which was jointly prepared by the Manukau City Council and the Auckland Regional Council. The zone reflects the use to which the airport would be put if the designations of Auckland International Airport Limited were ever uplifted. In addition, the zone makes provision for uses which are not part of the designated public works but which nevertheless are compatible or related to them and which may be permitted subject to the consent of the designating authority in terms of Section 124 of the Town and Country Planning Act. To assist in the regulation of such uses, a plan indicating the type and form of airport land use development has been incorporated in the zone for illustrative purposes (Map 14D). This plan shall be known as the Auckland International Airport Zone General Plan.
14.6.2 OBJECTIVE AND POLICIES 14.6.2.1 Objective To provide for the development of the Auckland International Airport.
Policies 14.6.2.1.1 Land uses will be restricted to those of providing for essential airside and landside uses and limited associated landside uses.
14.6.2.1.2 The Auckland International Airport Vicinity Plan ( 1981) will be used as a guide to development within the zone.
14.6.2.1.3 The type and form of airport land use development will generally conform to the Auckland International Airport General Plan incorporated in the zone.
14.6.2.1.4 Provision is made in the zone for the uses to which land could be put if the requirements initially served by the Minister of Works and Development and latterly transferred to Auckland International Airport Limited were uplifted, and furthermore for the types of buildings which can be constructed and the uses which are
CITY OF MANUKAU -33- SECOND REVIEW PART 14 - SPECIAL ZONES - AUCKLAND INTERNATIONAL AIRPORT
permitted in instances where the buildings or uses (as the case may be) are not part of the designated public work but are consented to by the designating authority. (
14.6.3 ORDINANCES 14.6.3.1 Permitted Development, Uses and Buildings The following shall be the permitted development, uses and buildings in the Auckland International Airport zone:
(a) Predominant Any use associated with the operational needs of an airport including runways, taxiways and navigational equipment, together with any related uses such as passenger terminals, maintenance workshops, testing facilities for aircraft and fuel storage Any industrial or commercial use ancillary to the operational function of the airport such as bonded warehousing for freight collection and despatch, and livestock handling and animal quarantine The following uses, provided they are ancillary to the operational function of the airport: Passenger, visitor and airport employee facilities and services including shops and restaurants ( Banks, banking services and post offices Service stations Administrative and professional offices associated with a permitted use Medical service premises Conference centres, hotels and taverns, travellers' accommodation Buildings and facilities used for recreational, cultural, social, educational and welfare purposes for the use of airport employees The development and use of public reserves or reserves in terms of the Reserves Act 1977 Telecommunication and broadcasting masts and antennae Accessory buildings for any of the foregoing Farming, except glasshouses Buildings, except household units and glasshouses, which are accessory to any farming use Household units which are ancillary to and situated on an operating independent farm unit and are needed for, and to be used by persons working fulltime on the farm, provided that where more than one household unit is required on a farm unit which is comprised in more than one Certificate of Title the Council may require that the separate titles be held together by legal agreement Telephone exchanges General advertising signs on land situated south of the existing airport entrance feature which is situated 440 metres north of Tom Pearce Drive
(bl Controlled Any use listed as a predominant use in this zone requiring the location of a new vehicle crossing in an Intersection Control Area.
(c) Conditional Residential accommodation for uses other than farming for persons whose duties require them to live on the premises.
14.6.3.2 Special Provisions Any development, use or building within this zone shall generally comply with the Auckland International Airport General Plan.
14.6.3.3 Bulk and Location Requirements (a) Building Height
CITY OF MANUKAU -34- SECOND REVIEW PART 14 - SPECIAL ZONES - AUCKLAND INTERNATIONAL AIRPORT
No building, structure, mast, pole, tree, waterborne craft, or other object shall ( penetrate any of the approach slopes, lighting visibility slopes, the ILS overshoot surfaces etc, transitional slopes, horizontal surface and associated surfaces, procedure turn areas, and instrument protection areas as defined in the Auckland International Airport Specification for Approach Controls dated 18 December 1981 (See Appendix F to the Planning Maps).
Provided that where there is any conflict between these height control limits, the lowest height restriction shall prevail.
No building is to be erected anywhere on the strips.
No road shall be constructed where an approach slope, lighting visibility slope, or transitional slope would pass lower than 4.6 metres vertically above any part of the road.
No dispensation from, or waiver of, the provisions of this clause shall be permitted without the consent of the designating authority.
When a use is proposed which may result in effluent entering any of the height restriction slopes, surfaces or areas at a vertical velocity greater than four ( metres per second, the Chief Executive Officer of Auckland International Airport Limited, is to be notified.
(b) Yards
All yards shall be 20 metres from any zone boundary except that:
(i) In the case of any site used for a permitted farming use the yard requirements of the Rural 1 zone shall apply.
(c) Coastal Protection Yard
Where any site abuts the Mean High Spring Tide Mark on the Manukau Harbour, a coastal protection yard with the minimum depth of 20 metres and complying with the requirements of Part 15, Ordinance 15.3.3 shall be provided provided that no such provision shall apply to airport operational facilities.
14.6.3.4 Amenity Provisions 14.6.3.4.1 All buildings shall be so sited as to allow adequate access and thoroughfare for firefighting vehicles, personnel and equipment.
14.6.3.4.2 Those parts of any industrial activity which are or may be visible from any public place shall be maintained in a tidy condition.
14.6.3.4.3 No materials related to the use of any building and no by-products, refuse or ref use containers of any kind, shall be stored or deposited on any part of the site, unless the open storage is properly constructed and adequately screened from public view by planting or by the construction of a screen wall or fence, to the satisfaction of Council.
14.6.3.5 Landscaping In the implementation of development, uses and buildings in the zone particular regard shall be had to the importance of the Auckland International Airport as the principal entry point to New Zealand, and shall make adequate provision for landscaping having regard to the principles expressed in Part 1 6 (Landscape Design) of the Scheme.
CITY OF MANUKAU -35- SECOND REVIEW PART 14 - SPECIAL ZONES - AUCKLAND INTERNATIONAL AIRPORT
14.6.3.6 Subdivision ( Subdivision of land shall be permitted in the Auckland International Airport zone in the following circumstances:
(a) Where the land is to be used for any permitted use other than farming, in accordance with the subdivisional· requirements for industrial zones, see Part 10, Ordinance 10.4.8. ·
(bl Where the land is to be used for farming in accordance with the requirements for the Rural 1 zone, Part 12, Ordinance 12.5.2.1 ·(a) (ii) and (a) (v) only.
(c) Where the requirements of Part 6 are complied with.
14.6.3.7 General Ordinances The following ordinances apply to all predominant development, uses and buildings in this zone and may be used as a guide in respect of applications for conditional development, uses and buildings:
Access for Disabled Persons - see Part 4, Ordinance 4.6.3 Transportation - see Ordinance 7 .5.3 ( Advisory Provision for Residential Buildings (Noise) see Part 1 2, Ordinance 12.4.10.4 Parking and Loading - see Part 1 7, Ordinance 1 7 .3 Design and External Appearance of Buildings and Maintenance - see Part 1 9 Ordinance 19.3. Signs - see Part 18, Ordinance 18.3 Utilities - see Part 8, Ordinance 8.8.3
14.6.3.8 Development Every development shall comply with the provisions of Part 6.
CITY OF MANUKAU -36- SECOND REVIEW (1 -; -< 0 -n
)> z C 7' )> Future Industrial or C Commercial uses ancillary to the operational function of the airport
""Cl )> ::0 r--_ -; Future Public Utility Buildings (Terminals. Corparks. etc) and apron space en ""Cl m () )> r I ul N -.J 0 I z m en
)> C () 7' r )> z 0
-;z m ::0z AUCKLAND INTERNATIONAL AIRPORT )> -; (/) GENERAL PLAN m 0 (') veonly) z 0 r---0 )> z f>&H'~f;f1't01! Terminals C/P Carparks )> r CJ )> :c Mml Malntalnance/Servlclng Future Expansion z m ::0 Bonded Warehouse Facilities • •.... • • • • Operational Area ""Cl k~';,'~~~I < 0 m ::0 E...... J Commercl_al ---- Proposed Future Road Acceu -; PART 14 - SPECIAL ZONES - HOSPITAL ZONE (MANUKAU)
14.7 HOSPITAL ZONE (MANUKAU) 14.7.1 ZONE ST A TEMENT This zone applies to an area of land situated between Kerrs Road, Browns Road and Great South Road at Manukau Central, which is owned by the Auckland Area Health Board and designated for Hospital Purposes.
The proposal to develop a hospital and other health facilities on this land is in response to the recognised need to meet future health and specialist hospital services in the South Auckland area. The site was chosen as the preferred location for a major hospital because of its locational advantage and its proximity to the southern motorway, Manukau City Centre, Great South Road and the South Western Motorway Corridor.
The Hospital zone is a purpose built zone, which will underlie the Hospital designation. It is designed to complement and endorse the development of the Hospital, and in the event of any future change to the Board's designation rights, it will regularise uses which have developed on the site, and provide the legal basis for the continued development of the Hospital.
The extent of the zone (approximately 22 ha) will enable the Auckland Area Health Board to develop a low rise, purpose built general hospital facility in a park-like ( setting. The boundaries of the zone have been determined having regard to the spatial requirements for a dual carriageway connection between Druces Road and Great South Road.
The Hospital zone provides for the Hospital itself, along with a range of uses normally associated with a hospital's functions and activities. A range of localised commercial uses to meet the onsite requirements of staff patients and visitors, are permitted as controlled uses provided their location and layout is integrated with the Hospital complex, reflecting the objectives of the zone. The existing rural use of the land and a limited number of other uses are permitted as predominant uses.
14.7.2 OBJECTIVES AND POLICIES Objective: 14.7.2.1 To provide for the continuation of suitable interim uses on the land until such time as the Hospital is developed.
Policies: 14. 7 .2.1.1 Provision is made within the zone for existing farming uses, and other related farming activities as predominant uses.
14. 7 .2.1.2 Buildings which could be required to support the farming activity on the land are permitted as predominant uses.
Objective: 14.7.2.2 To provide for the development of the Hospital along with supporting services and facilities commensurate with its function and operation as a major medical facility for South Auckland.
Policies: 14. 7 .2.2.1 To ensure that the Hospital is adequately supported, uses such as ambulance facilities, laundries, refuelling facilities, and repair workshops are permitted as controlled uses.
14. 7 .2.2.2 Provision is made for educational, conference and research facilities as controlled uses to ensure their development is complementary to, as well as paralleled and integrated with the medical facilities of the Hospital.
CITY OF MANUKAU -38- SECOND REVIEW PART 14 - SPECIAL ZONES - HOSPITAL ZONE (MANUKAU)
14. 7 .2.2.3 To meet the onsite needs of staff, patients and visitors to the Hospital, provision is made for a limited range of commercial and non-medical facilities.
14. 7 .2.2.4 To ensure that commercial and non- medical uses are subordinate to the operation of the Hospital and remain ancillary to its function, the location and layout of those uses are required to be fully integrated with the Hospital complex.
14. 7 .2.2.5 To provide for the cultural and spiritual needs of patients, staff and visitors provision is made for the establishment of marae and chapel facilities for worship.
14. 7 .2.2.6 Higher density accommodation such as boarding houses, (nurses homes) and residential accommodation (higher density self contained household units) are permitted to meet the accommodation needs of staff.
Objective: 14.7.2.3 To minimise conflict between the Hospital uses and residential uses of the surrounding area.
Policies: 14. 7 .2.3.1 Minimum yards will be imposed on all boundaries which adjoin residential ( ) properties.
14. 7 .2.3.2 Yards shall be landscaped to improve the visual amenity of those parts of any site in proximity to residential zones
14. 7 .2.3.3 Maximum noise levels are set for the zone in order to protect adjacent residential uses from noise disturbances.
14. 7 .2.3.4 The storage of hazardous substances in excess of those permitted in Schedule 1 OF is not permitted. Any use within 75m of a residential zone will require certification of compliance prior to granting of any consent.
14. 7 .3 ORDINANCES 14. 7 .3.1 Permitted Development, Uses and Buildings The following shall be the permitted development, uses. and buildings in the Hospital zone (Manukau):
(a) Predominant Farming of any kind (including horse training) Horticulture including the sale of farm produce grown on the site Single household units ancillary to any predominant use Stalls not exceeding 15m2 in floor area, for the direct sale of farm produce grown on the farm or holding on which the stall is loe::ated Public reserves Development or use of public reserves and reserves in terms of the Reserves Act 1 977
(b) Controlled Hospitals including the following associated uses forming an integral part of the hospital's or Auckland Area Health Board's operations: Health centres Medical service premises Ambulance facilities Laboratories and research facilities Buildings and facilities used for medical and health related education Rehabilitation facilities Libraries l Offices Warehousing
CITY OF MANUKAU -39- SECOND REVIEW PART 14 - SPECIAL ZONES - HOSPITAL ZONE (MANUKAU)
Pharmacies Class II Heliports complying with Ordinance 7.6.3.1 (b) and 7.6.3.2 ( (i)-(v) inclusive Laundries Mortuaries Private hospitals Refuelling facilities for hospital vehicles Mechanical repair and servicing premises for hospital vehicles Repair, maintenance and manufacturing workshops for hospital equipment Waste disposal incinerators provided they do not employ a process listed in 1 0C Storage of hazardous substances not exceeding those specified in Schedule 1 OF Aerials Community welfare services Community houses Vehicle parking and vehicle parking buildings Child care facilities Conference facilities Chapels Staff recreation facilities ( Residential accommodation complying with 14. 7 .3 .9 Boarding houses Telephone exchanges Multiple household units not exceeding a density of one household unit per 230m2 and complying with Ordinance 9.4.4 (.1 - .6) Marae Monorail transportation systems as defined in Plan 78 and complying with Ordinance 7. 7 .3 Housing for elderly or disabled persons The following uses which are ancillary to the Hospital subject to Ordinance 14.7.3 .2 - Special Requirements: Convenience shops with a retail area not exceeding 1 50m 2 Banks, banking services and post offices Takeaway food premises Restaurants Florists Patient recreat ional facilities Any use listed as a predominant use in this zone requiring the location of a new vehicle crossing in an Intersection Control Area ( 14.7.3.2 Special Requirements Those uses listed in 14. 7 .3.1 which are ancillary to the Hospital shall be located within the Hospital building(s) and shall be situated so as public access to the establishment is gained principally from within the Hospital itself.
14.7.3.3 Controlled Use Criteria In considering any controlled use application the Council will have regard to the matters set out in Ordinance 23.2.2 and shall be satisfied that the zone statement, objectives and policies are met. In addition the application shall be assessed against the following criteria:
(a) Whether the design and external appearance of any development which adjoins a Residential or Reserve zone is sensitive to the amenity of those zones in terms of scale, form, site layout and lighting structures.
(b) Whether the development is integrated within in itself. In particular the Council will consider the relationship of such provisions as parking, service lanes, access, patient and visitor entrances, screening, storage areas, loading bays
CITY OF MANUKAU -40- SECOND REVIEW PART 14 - SPECIAL ZONES - HOSPITAL ZONE (MANUKAU)
and landscaping with the design, layout and external appearance of the ( buildings both on and off the site.
(cl Whether the degree of visual separation by site layout and careful landscape design provides for the protection of residential amenity on adjoining sites.
(d) Whether site layout ensures the parking areas, loading docks and accessways are located so as to minimise aural and visual distractions to adjoining residential or reserve zones.
(el Vehicular access on to arterial and principal roads will be strictly controlled to assist the safe and efficient management of traffic (see Ordinance 7.5.3.4).
(f) Where more than one building is to be constructed on a site, the development shall be designed to form a harmonious coherent whole, taking into consideration the appropriateness of the building to the use proposed.
(g) The primary purpose of the landscape development of the site is to create a park-like setting. To achieve this the planting of larger specimen trees will be encouraged to complement landscaping with shrubs and smaller trees.
( ) (h) Vehicular access to and from the site and on-site traffic management shall be designed to adequately and efficiently accommodate the anticipated number and movement of vehicles.
14.7.3.4 Bulk and Location (a) Yards Front Yard 7.6m Rear Yard 6m Side Yard 6m
Exceptions, Modifications or Qualifications of the Bulk and Location Requirements (i) A rear yard is only required when a rear boundary of a site adjoins or abuts land zoned residential or reserve.
(ii) A side yard is only required when a side boundary of a site adjoins or abuts land zoned residential or reserve.
( ) (bl Height There shall be no maximum height in this zone provided that Ordinance 7.4.3 and Appendix F to the Planning Maps apply.
No part of any building shall exceed a height equal to 3 metres plus 0. 75 times the shortest horizontal distance between that part of the building and the nearest boundary of any residential or reserve zone.
14.7.3.5 Landscaping (al Front Yards A minimum of 25% of the area of the front yard shall be landscaped. This shall be in the form of a landscaped strip adjoining and parallel with the front boundary and having a minimum width of 2 metres, excluding the area required for vehicles and pedestrian shelter.
(bl Side Yards Where a side yard is required there shall be a landscaped strip, planted to achieve a dense visual screen, adjoining and parallel with the boundary of the l' site and having a minimum width of 3 metres.
CITY OF MANUKAU -41- SECOND REVIEW PART 14 - SPECIAL ZONES - HOSPITAL ZONE (MANUKAU)
(c) Rear Yards Where a rear yard is required there shall be a landscaped strip, planted to ( achieve a dense visual screen, adjoining and parallel with the boundary of the site and having a minimum width of 3 metres.
14.7.3.6 Noise Any use of land in the zone shall be so designed and laid out as to ensure that the corrected noise level (L 1 0) as measured on or within the boundary of a site zoned for a residential purpose shall not exceed the following limits:
(a) During the hours of 0700-2200 - 50 dBA. (b) At all other times - 40 dBA.
The noise levels specified above shall be measured and assessed in accordance with the requirements of NZS 6801: 1977 Methods of Measuring Noise and NZS 6802: 1977 Assessment of Noise in the Environment.
The noise shall be measured with a sound level meter complying with the International Standard IEC 651 (1979): Sound Level Meters, Type 1.
The noise standard shall not apply to the construction or maintenance of buildings or uses that have been approved by the Council. Notwithstanding the noise standards stated in Ordinance 11 .4. 7 . 1 the Council reserves the power conferred on it under the relevant section of the Town and Country Planning Act 1977, the Health Act 1956 and the Noise Control Act 1982* to control any noise which has become an objectionable element.
14.7.3.7 Hazardous Substances The storage, use and disposal of hazardous substances in this zone shall be limited to those substances listed in Schedule 1 OF in quantities no greater than those specified in that Schedule.
Before any premises within 75 metres of a residential zone receives planning consent as a controlled use the intending developer, owner and occupier(s) of those premises shall be required to certify that they will not store or use, or permit to be stored or used within those premises quantities of hazardous substances in excess of those specified in Schedule 1 OF .
If the persons mentioned above are not able to so certify, then they shall provide { a statement giving details of the maximum quantities of any hazardous substance \ (as defined by this Scheme) which may be used, produced or stored on the site at any time. This statement shall be used for the purpose of establishing whether the use is permitted.
The land user is obliged to ensure that the information supplied is correct and current and that the quantities specified are not exceeded.
14.7.3.8 Parking and Loading The parking and loading requirements for permitted uses are as set out in Part 17, Ordinance 17 .3.
There shall be no parking requirement for those uses ancillary to the hospital as listed in 14. 7 .3.1 where the uses in question do not generate an additional demand for parking beyond that associated with the Hospital itself.
* see Resource Management Act 1991
CITY OF MANUKAU -42- SECOND REVIEW PART 14 - SPECIAL ZONES - HOSPITAL ZONE (MANUKAU) ( 14.7.3.9 Amenity Requirements for Residential Accommodation . Each unit shall have an outlook area complying with the following:
(a) it shall adjoin or be positioned immediately below the glazing of the living room of each unit, the area of such glazing being equal to at least 10% of the floor area of the living room;
(b) it shall comprise landscaped open space at ground level or adjoining the unit nearest that level;
(c) it shall comprise a rectangle of 1 Om x 6m contained within the boundaries of the site on which the unit is located;
(d) the 1 Om shall be measured at right angles to the glazing.
No two dwellings on the same site shall be so located or designed that a sight line drawn from any point on any glazing of the living room of one unit penetrates any glazing of the living room of the other unit unless such windows or doors are at least 20m apart.
/ t 14.7.3.10 Subdivision Every subdivision shall comply with the provisions of Part 6 and the following requirements:
Minimum Net Site Area 2000m2
Minimum Frontage Front Sites 23m Rear Sites 6m
14.7.3.11 General Ordinances Access for the Disabled - see Part 4, Ordinance 4.6.3 Transportation - see Ordinance 7 .5.3 Yards - see Part 15, Ordinance 15.3 Parking and Loading - see Part 17, Ordinance 17 .3 Design and External Appearance of Buildings- see Part 19, Ordinance 19.3 Application Procedures - see Part 23, Ordinance 23.2.2 and 23.2.4 Utilities - see Part 8, Ordinance 8.8.3
14.7.3.12 Development Every development shall comply with the provisions of Part 6.
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14.8 HOSPITAL SUPPORT ZONE 14.8.1 ZONE STATEMENT The Auckland Area Health Board's intention to develop a hospital and other health facilities on land between Kerrs Road, Browns Road and Great South Road, creates a need to establish a support zone to provide for the development of medical support facilities such as those which have proliferated within the triangle formed by the Auckland, Greenlane and Mercy hospitals in Central Auckland. The type of · uses that are envisaged include private medical facilities (multidisciplinary medical clinics, . doctors; surgeons, psychologists, · physiotherapists, private emergency clinics and hospitals etc), laboratories and medical research facilities, including specialist pharmaceutical research, together with other facilities such as buildings for health and medical education and conference facilities which endorse the hospital's continuing education role. Limited commercial uses are also permitted to meet the immediate needs of the local workforce, residents and visitors. The support zone also provides the opportunity for some uses, such as light industrial uses (caterers, laundries), community welfare organisations, and disabled and elderly housing to be located more advantageously, in proximity to the Hospital. The purpose of the zone is to provide for a range of compatible uses in an attractive setting which will result in a stimulating high quality working, living and leisure environment. ( I The Hospital and the uses provided for in the support zone are intended to be complementary, and mutually supportive.
14.8.2 OBJECTIVES AND POLICIES Objective: 14.8.2.1 To provide for the continuation of suitable interim uses on the land until such time as the land is developed.
Policies: 14.8.2.1.1 Provision has been made within the zone for existing farming uses, and other related farming activities as predominant uses.
14.8.2.1.2 Buildings which could be required to support the farming activity on the land are permitted as predominant uses.
Objective: 14.8.2.2 To provide for the development of support facilities which will endorse and strengthen the function of the Hospital as the major health facility for South Auckland.
Policies: 14.8.2.2.1 Infrastructural services as well as those medical support facilities which complement the functions of the Hospital are permitted as controlled uses.
14.8.2.2.2 Conference facilities and buildings and facilities for medical and health related education are permitted in the zone in recognition of the desirability of this area as a venue for continuing health education.
14.8.2.2.3 Travellers' accommodation and boarding houses will fulfil the accommodation needs of the transient population such as out of town visitors to the Hospital or those people attending conferences.
14.8.2.2.4 Landuses involved with the broader aspects of health care, for instance housing for elderly and disabled persons, and community welfare facilities, which derive some advantage in developing close to a hospital facility are encouraged.
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Objective: 14.8.2.3 To provide an attractive high amenity environment within the zone.
Policies: 14.8.2.3.1 Only those uses which provide for the continuation of existing rural activities are permitted as predominant uses.
14.8.2.3.2 The wide range of uses requiring controlled use consent will ensure that a high standard of building design, and a consistency in landscaping themes will prevail throughout the zone.
14.8.2.3.3 Certain uses having potential to impact more significantly on the amenity of the zone, or which require greater control in terms of on site amenity require conditional use consent.
14.8.2.3.4 Front yards are required to be landscaped to provide visual relief and to improve the streetscape. In addition, a 5m wide building line for amenity purposes is imposed on the northern side of the proposed arterial road linking Great South Road with Druces Road.
( Objective: 14.8.2.4 To minimise conflict between the uses permitted in the zone and the adjacent Hospital.
Policies: 14.8.2.4.1 Minimum noise levels are set for the zone in order to protect the Hospital, residential institutions within the zone and adjacent residential properties from noise disturbances.
14.8.2.4.2 Certain uses which because of the nature of the activities involved, or the noise generated therefrom, are provided for as conditional uses.
Objective: 14.8.2.5 To ensure that land within the zone is not subdivided into small, fragmented lots, and developed in an unco-ordinated manner.
Policy: 14.8.2.5.1 A minimum lot size is stipulated in the ordinances to ensure that the land is not unduly fragmented, thus encouraging larger scale comprehensive developments.
14.8.3 ORDINANCES 14.8.3.1 Permitted Development, Uses and Buildings The following shall be the permitted development, uses and buildings in the Hospital Support zone:
(a) Predominant Farming of any kind (including horse training) Horticulture including the sale of farm produce grown on the site Single household units ancillary to any predominant use Stalls not exceeding 1 5m2 in floor area, for the direct sale of farm produce grown on the farm or holding on which the stall is located Public reserves Development or use of public reserves and reserves in terms of the Reserves Act 1 977
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(b) Controlled Hospitals ( Private hospitals Medical service premises Laboratories and research facilities Buildings and facilities used for medical and health related education Any industry except those listed in Schedule 1 OA or 1 OB or employing a process listed in 1 OC Offices ancillary to a permitted use Health centres Community welfare services Community houses Class II Heliports complying with Ordinance 7 .6.3.1 (b) and 7 .6.3.2 (a)-(e) inclusive Vehicle parking and vehicle parking buildings Boarding houses Child care facilities Housing for elderly and disabled persons Multiple household units not exceeding a density of one household unit per 230m 2 and complying with Ordinance 9.4.4 (.1-.6) Travellers' accommodation ( Conference facilities Churches and church halls Marae Convenience shops with a retail floor area not exceeding 1 OOm 2 Banks, banking services and post offices Takeaway food premises Restaurants Florists Health studios Funeral director's premises Sports fields Telephone exchanges Monorail transportation systems as defined in Plan 78 and complying with Ordinance 7.7.3 Accessory buildings for any of the foregoing Any use listed as a predominant use in this zone requiring the location of a new vehicle crossing in an intersection control area ·
(c) . Conditional ( Residential accommodation complying with 14.8.3.10 Recreation and entertainment facilities not permitted as a controlled use Buildings and facilities used for community civic and cultural purposes not permitted as a controlled use Service stations Clubrooms ancillary to sports fields LPG installations of more than 2 tonnes, but not more than 6 tonnes Accessory buildings for any of the foregoing
14.8.3.2 Controlled Use Criteria In considering any controlled use application the Council will have regard to the matters set out in Ordinance 23.2.2 and shall be satisfied that the zone statement, objectives and policies are met. In addition the application shall be assessed against the following criteria:
(a) Whether the design and external appearance of any development which is adjacent to the Hospital, a residential zone or a residential institution within the zone is sensitive to the amenity of those uses or zones in terms of scale, form, site layout and lighting structures.
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(b) Whether the development is integrated within itself. In particular the Council will consider the relationship of such provisions as parking, service lanes, access, screening, storage areas, loading . bays and landscaping with the design layout and external appearance of the building both on and off the site.
(c) Whether the degree of visual separation by site layout and careful landscape design provides for the protection of residential amenity on adjoining sites.
(d) Whether site layout ensures that parking areas, loading docks and accessways are located so as to minimise aural and visual distractions to adjoining residential or reserve zones.
(e) Vehicular access on to the arterial and principal roads will be strictly controlled to assist the safe and efficient management of traffic (see Ordinance 7 .5 .3.4).
(f) Where more than one building is to be constructed on a site, all development shall be designed to form a harmonious coherent whole.
(g) Trucking docks and service areas should be screened from public view.
(h) Fencing between site boundaries shall be unobtrusive and any site boundaries ( ) within the zone should not be emphasised by high walls.
(i) The primary purpose of the landscape development of the site is to create a park-like setting. To achieve this aim the planting of larger specimen trees will be encouraged to complement landscaping of shrubs and smaller trees.
(j) Vehicular access to and from the site and on-site traffic management shall be designed to adequately and efficiently accommodate the anticipated number and movement of vehicles.
14.8 .3.3 - Conditional Use Criteria In considering a conditional use application the Council will have regard to the matters set out in the Act and Ordinance 23.2.3 and shall be satisfied that the Zone Statement, Objectives and Policies are met. In addition the General Ordinances . which are applicable to all developments, and the criteria applicable to all controlled uses shall be used as a guide in assessing the extent to which an application meets the following criteria.
14.8.3.3.1 General Criteria l' The Council shall be satisfied that:
(a) The noise levels generated from the operation of a use, or the glare which may be associated with any of its activities conducted at night shall not cause an audible or visual intrusion into the Hospital or any other facility where convalescing patients are accommodated, or any residential zone. The applicant may be required to show that the effects of noise or glare can be adequately ameliorated through building construction, earth mounding, or where appropriate, landscaping. Notwithstanding the above, limitations may also be imposed on the hours of operation of the use, particularly at night, if the noise from the development would detract from the amenities of the Hospital or an adjacent residential zone.
(b) The traffic management implications of the proposed use make it suitable for the proposed site. Factors to be considered may include the volume of traffic likely to be attracted, times of peak traffic generation, potential traffic conflict, vehicular and pedestrian conflict and proximity to major intersections.
(c) The proposed use will be compatible with adjacent permitted uses and will not restrict their activities or detract from the amenities.
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(d) The proposed use will not be hazardous to the health and safety of the ( occupants and users of the surrounding area.
(el The design of the proposal will be sensitive to and protect the amenity of the neighbourhood having regard to the bulk and unrelieved mass of building.
(fl Any potentially offensive or noxious elements of the proposed use can be satisfactorily controlled by special purpose conditions.
14.8.3.3.2 Specific Criteria (al Service Stations The application shall be assessed against the provisions contained in Ordinance 7 .8.3.
(bl LPG Installations In considering notified applications to establish LPG installations, in addition to the above criteria, regard shall be given to the following particular matters:
(i) the size and layout of the proposed installation; ( (ii) the proximity of residential zones and/or residential areas, particularly schools, hospitals and like institutions. The following distances will be taken as guidelines in this regard:
( 1) Places of regular occupation (other than the service station itself) should be no closer than 1 5m from the LPG storage tank surface fittings or dispenser, or 17m from the LPG road tanker fittings;
(2) Schools, hospitals or institutions of a residential character should be no closer than 50m from the centre of on-site LPG activities;
(iii) the topography of the site and surrounding area;
(iv) the nature of the existing and likely future uses in the surrounding area; and
(v) the likely route or routes through the City of road tankers refilling the installation.
(cl Residential Accommodation ( (i) Whether the development achieves a high level of residential amenity through the provision of additional facilities which could include the following:
( 1) communal recreation facilities (2) underground or covered parking (3) maintenance or security staff (4) laundering services (5) apartment servicing
14.8.3.4 Bulk and Location Requirements (al Yards: Front Yard 7.6m Rear Yard 6m Side Yard 6m
Exceptions, Modifications or Qualifications of the Bulk and Location Requirements
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(i) Side Yard A side yard is required when a side boundary of a site adjoins or abuts land zoned residential or reserve or where the site is being developed for multiple household units, boarding houses or housing for elderly or disabled persons.
(ii) Rear Yard A rear yard is required when the rear boundary of a site adjoins or abuts land zoned residential or reserve or where the site is being developed for multiple household units, boarding houses or housing for the elderly or disabled persons.
(b) Height There shall be no maximum height in this zone provided that Ordinance 7.4.3 and Appendix F to the Planning Maps apply.
No part of any building shall exceed a height equal to 3 metres plus 0. 75 times the shortest horizontal distance between that part of the building and the nearest boundary of any residential or reserve zone.
( I 14.8.3.5 Landscaping (a) Front Yards (i) A minimum of 25 % of the area of the front yard shall be landscaped. This shall be in the form of a landscaped strip adjoining and parallel with the front boundary and having a minimum width of 2 metres, excluding the area required for vehicles and pedestrian shelter.
(ii) Where the site is affected by a building line for amenity purposes, all of that part of the front of the site affected by the building line shall be landscaped, excluding the area required for vehicular and pedestrian access. The provisions of (a) of this Ordinance shall not apply.
(iii) In the case of a service station development, Council will have regard to the visibility and onsite manoeuvring space criteria embodied in Part 7, Ordinance 7.8.3 and may at its discretion grant a dispensation in accordance with the provisions of Ordinance 23.2.4.6.
(bl Side Yards Where a side yard is required there shall be a landscaped strip, planted to achieve a dense visual screen, adjoining and parallel with the boundary of the site and having a minimum width of 3 metres.
(c) Rear Yards Where a rear yard is required there shall be a landscaped strip, planted to achieve a dense visual screen, adjoining and parallel with the boundary of the site and having a minimum width of 3 metres.
14.8.3.6 Noise Any use of land in this zone shall be so designed and laid out as to ensure that the corrected noise level (L 10) as measured on or within the boundary of the Manukau Hospital, any site zoned residential or an institution of residential character shall not exceed the following limits:
(a) During the hours of 0700-2200 Monday to Friday and 0700-1200 Saturday - 50 dBA.
(bl At all other times including Sundays and Public Holidays - 40 dBA.
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The noise levels specified above shall be measured and assessed in accordance with the requirements of NZS 6801 : 1977 Methods of Measuring Noise and NZS ( 6802: 1977 Assessment of Noise in the Environment.
The noise shall be measured with a sound level meter complying with the International Standard IEC 651 (1979): Sound Level Meters, Type 1.
The noise standard shall not apply to the construction or maintenance of buildings or uses that have been approved by the Council.
The Council reserves the power conferred on it under the relevant section of the Town and Country Planning Act 1977, the Health Act 1956 and the Noise Control Act 1982 * to control any noise which has become an objectionable element.
Notwithstanding the above, where any doubt arises as to the ability of any use to comply with these controls, the applicant shall provide the Council with a certificate from a registered Engineer with acoustical qualifications confirming that the building within which the use will be located has been or will be constructed in a manner that will ensure compliance with the foregoing controls. In the case of new buildings, this information must be provided before the building permit is uplifted.
14.8.3.7 Hazardous Substances ( The storage, use and disposal of hazardous substances on any site shall be limited to those substances listed in Schedule 1 OF in quantities no greater than those specified in that Schedule provided that before any premises within 75 metres of the Manukau Hospital, a residential zone or an institution of a residential character, receives planning consent the intending developer, owner and occupier(s) of those premises shall be required to certify that they will not store or use, or permit to be stored or used within those premises quantities of hazardous substances in excess of those specified in Schedule 1 OF.
If the persons mentioned in (a) above are not able to so certify, then they shall provide a statement giving details of the maximum quantities of any hazardous substance (as defined by this Scheme) which may be used, produced or stored on the site at any time. This statement shall be used for the purpose of establishing whether the use is permitted.
The land user is obliged to ensure that the information supplied is correct and current and that the quantities specified are not exceeded.
14.8.3.8 Glare ( Any operation or actIvIty on properties adjacent to the Hospital or a residential zone, shall be conducted so that direct or indirect illumination measures not more than 8 lux (lumens per square metre) on the Hospital boundary, or boundaries of the residential zone. Glare shall be measured on an instrument meeting the requirements of NZ Standards Institute C.P. 22 (1962) and amendments.
All outdoor lighting shall be directed away from the Hospital and residential areas.
* see Resource Management Act 1991
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14.8.3.9 Parking and Loading . The parking and loading requirements for permitted uses are as set out in Part 1 7, Ordinance 17 .3.
14.8.3.10 Amenity Requirements for Residential Accommodation Each unit shall have an outlook area complying with the following:
(a) it shall adjoin or be positioned immediately below the glazing of the living room of each unit, the area of such glazing being equal to at least 10% of the floor area of the living room; ·
(b) it shall comprise landscaped open space at ground level or adjoining the unit nearest that level;
(c) it shall comprise a rectangle of 1 Om x 6m contained within the boundaries of the site on which the unit is located;
(d) the 1 Om shall be measured at right angles to the glazing.
No two dwellings on the same site shall be so located or designed that a sight line drawn from any point on any glazing of the living room of one unit penetrates any glazing of the living room of the other unit unless such windows or doors are at least 20m apart.
14.8.3.11 Subdivision Every subdivision shall comply with the provisions of Part 6 and the following requirements:
Minimum Net Site Area 2000m2
Minimum Frontage Front Sites 23m Rear Sites 10m
14.8.3.12 General Ordinances Access for the Disabled - see Part 4, Ordinance 4.6.3 Transportation - see Ordinance 7.5.3 Yards - see Part 15, Ordinance 15.3 ( Parking and Loading - see Part 17, Ordinance 17 .3 Design and External Appearance of Buildings - see Part 19, Ordinance 1 9. 3 Application Procedures - see Part 23, Ordinance 23.2.2 and 23.2.4 Utilities - see Part 8, Ordinance 8.8.3
14.8.3.13 Development Every development shall comply with the provisions of Part 6.
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