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Section 32 Report for the Claris Settlement Area

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Section 32 Report for the Claris Settlement Area HGI Plan Review: section 32 report for the Claris settlement area 1.0 Executive summary This report summarises the evaluation undertaken by the council for the method of development of the settlement area of Claris in terms of section 32 of the Resource Management Act. The scope of this report is to look at the areas identified within settlement area and the borders of the settlement area. The report also addresses the objectives and policies for the Claris dune and wetland conservation areas. With regard to the implementation of the objectives, policies and rules in the residential amenity, local retailing, and light industry sub-areas found within the settlement area, these can be found in separate s32 reports. The main conclusions are: • That a settlement plan identifying appropriate activities in different parts of Claris is the most effective manner in which to manage the land resource within the settlement. • That a list of appropriate activities is identified to reflect the nature and sensitivity of the delineated areas in the settlement. • That the area to be included in the settlement area should extend to the Ocean View Road residential area in the south, along Hector Sanderson Road and incorporating residential and local retailing areas, and include a light industry area along Grays Road, with the remaining area as airport area or dune and wetland conservation areas. • That insufficient information is available to extend the residential amenity area (with the possibility that it may be used as a pensioner village) to the south of Ocean View road in terms of land suitability and protection of the rural/unspoilt nature of the Kaitoke dune area and beach. • That in terms of growth for Great Barrier Island, provision has been made for extending the settlement area at Claris to enable additional subdivision for local retailing activities. • The proposed provisions are the most appropriate way of achieving the purpose of the Act. 2.0 Introduction 2.1 Purpose of this report This report has been prepared to meet the section 32 requirements of the Resource Management Act. - 1 - 2.2 Proposed plan provisions The proposed plan incorporates the method of settlement areas to manage the resources for the various settlements on Great Barrier. The proposed method differs from the policy areas in the operative plan, in that the underlying land unit “layer” and the controls associated with the land units have been removed, and replaced with a comprehensive place, activity, and development control based settlement area. The landscape characteristics, such as wetlands and dune systems, have been integrated into the settlement area. The approach taken is a “hybrid approach” - it manages effects in terms of development controls and also activity lists. This hybrid approach manages effects that cannot easily be quantified and managed by development controls, such as amenity effects and community values. The approach has been to minimise the number of consents required for general building activity in the residential areas of Great Barrier, by replacing the existing controlled activity status with permitted standards where appropriate. The settlement areas identify areas within them in which a certain range of activities can take place. The relevant areas in Claris are: • Claris residential amenity area • Claris local retailing area • Claris Airport area • Claris light industry area • Claris dune and wetland protection area The proposed settlement area for Claris extends policy area 3 of the operative plan, which only includes the airport and airport activities. The extension of the settlement area includes the following: 1. Provision for a residential amenity area that incorporates existing development on Ocean View Road and along Hector Sanderson Road up to the Auckland City Council service centre. 2. A local retailing area that incorporates existing development from the Auckland City Council service centre, up to and including Claris Texas. It then extends to the north to include vacant farmland, providing an opportunity for further subdivision for retailing, visitor and service type activities. 3. The existing airport area identified in the policy area is maintained. This is the subject of a notice of requirement by Auckland City Council, which provides for airport activities. 4. The identification of an industrial area to provide for activities with a higher level of adverse effects such as noise, smell and lower visual amenity. - 2 - 5. The remaining area within the identified boundaries of the settlement has been identified as dune and wetland conservation area. This is generally Department of Conservation (DoC) land, but also includes privately owned land. This reflects the sensitive nature of the sand systems and wetlands in the area to adverse ecological effects. 2.3 Operative provisions The method used for managing the land resource at Claris in the operative plan is a layered approach using a policy area and land unit layer. The policy area provides for activities associated with airfield, but does not recognise the existing residential or commercial activities at Claris. The policy area overlays the land unit base, and it is the land unit which determines the development controls. Areas outside of the policy area are controlled solely by land unit rules, including dune systems, regenerating slopes and alluvial flats. The current provisions require consent for removal of vegetation and new buildings as controlled activities, as well as identifying separate areas within the airport area for different types of activities. 2.4 Consultation This section of the report briefly outlines the consultation that the council has undertaken to date and identifies any issues raised of particular relevance to the Claris area. 2.4.1 Consultation to date The council undertook consultation in 2005 in preparation for drafting the proposed Plan. Initial consultation The main consultation period was from April to July 2005. Consultation during that period consisted of: • public meetings, workshops, nga hui, and one-on-one meetings, • a photographic exercise on Waiheke, and • inviting written feedback on a consultation document which contained issues and options papers on a wide range of topics. Focus groups At the close of consultation, the council analysed the feedback forms received. From these, key issues were identified that subsequently became topics for focus groups on based on Waiheke. The four topics for the focus groups were: - 3 - • landscape • transport • sustainability • future planning (including subdivision, growth, and providing for business activity). A workshop was also held on Great Barrier to give a further opportunity to discuss issues raised through the feedback forms. Telephone survey The council commissioned an independent research company to undertake a phone survey in late 2005. The survey was of a randomly selected sample of 1002 on-island residents and off-island ratepayers of Waiheke, Great Barrier and Rakino. The questionnaire used for the survey was designed to get responses on the key issues that had emerged from the consultation process and stakeholder feedback. The survey provided a means of canvassing the views of a wide range of people who may not have been previously involved in the consultation process. Consultation with other stakeholders During the preparation of a proposed plan, the council has also consulted with the following parties: • Auckland Regional Council (ARC) • Department of Conservation (DOC) • tangata whenua • network utility authorities • Ministry for the Environment (MfE). Public notification Notification of the Plan provides an opportunity for further public participation through the formal submission and appeal process. 2.4.2 Issues raised during consultation Issues particularly relating to the Claris area or the main areas of settlement through the feedback included: 1. Significance of Claris / Kaitoke Valley to brown teal. Brown teal feed at night on pasture - possible conflict with night landings. Forested area important for nesting. Whangapoua and Claris / Kaitoke Valley important brown teal site & Wetland of International Significance - contains a number of threatened plants & birds - development of airstrips & town needs to be compact with minimal impact. Support a structure plan for Claris & Okiwi areas rather than a policy area approach [DOC] 2. [Claris] Introduce residential, commercial or industrial land units - 4 - 3. Concern about subdivision and effects on Kaitoke Wetland. Query appropriateness of industrial land units in this location. 4. Specific commercial zones for Claris 5. Designate both [airport] sites. Upgrade to provide for night landing at Claris 6. Claris airfield needs to be enlarged to allow for larger aircraft to safely use it. This would enhance visitor experience and passenger safety 7. Restrict developments which conflict with airport. Separate land units for Claris and Okiwi airfields. 8. Upgrade Claris airfield with lights to allow night landings 9. Restrict [subdivision] to existing settlements eg Typhena, Claris. Discourage small lots and high user occupation in inappropriate settings - low lying, estuary edge, beach front. 10. Develop policy area to allow commercial activity on 19 ha site between Hector Sanderson and Grey Road near Claris (Lot 1 DP 204885 & Lot 1 DP 150350). 11. Wish to establish pensioner housing on 1.5ha of land at Ocean View Road The summary of the consultation from the workshop from Great Barrier is also attached as Appendix 6.
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