3.3.1 Development Concept Plan (Scheduled Sites)

A development concept plan (DCP) has been prepared for each of the scheduled sites and is attached to the District Plan as Schedule 5. This Schedule forms part of the District Plan and may be changed or varied only as a result of a change or variation to the District Plan.

1. The DCP includes Plan(s) and Drawing(s) which show :
   
   
   • The extent of the site;
   • Proposed development on the site;
   • Building envelopes;
   • Car parking, access, loading and manoeuvring areas;
   • Effluent disposal areas;
   • Landscaping on the site;
   • Noise emission control boundary.
2. The DCP includes site restrictions and requirements as outlined in Schedule 5.
3. The rules, general development controls and performance standards of Section 3, and the relevant rules and development controls applicable to the zone in which the scheduled site is located apply, subject to the specific rules and controls on the DCPs taking precedence.
4. Activities specified within the DCP requiring a resource consent may be subject to conditions to avoid, remedy or mitigate adverse effects identified with reference to the rules and assessment criteria of the Plan.
5. Any activity shall be located in general accordance with the Development Concept Plan. Any activity not provided for as a permitted, controlled, or discretionary activity or not located in general accordance with the Plan shown on the Development Concept Plan shall be a non-complying activity.

3.3.2 Building Envelope (Scheduled Sites)

(Limits to apply unless otherwise specified on the DCP).

1. Maximum Height

   20m

2. Yards adjoining any road or non-industrial zone

   80m

3. All other yards

   10m

4. Height relative to boundary

   Height (h) shall not exceed one quarter the distance (d) to the closest boundary adjoining (h = d/4) for boundaries adjoining any non-industrial zone.

3.3.3 Building Envelope (non - scheduled sites)

1. Maximum Height

   12m

2. Front yards

   5m

3. Yards adjoining any non-industrial zone.

   10m

3.3.4 Design and Appearance of Buildings (Scheduled and Non-Scheduled Sites)

All new buildings or structures shall be designed to minimise adverse visual impact on adjacent properties and on the road frontage in particular. No reflective material or unpainted surfaces should be used which could cause glare.

3.3.5 Landscaping (Scheduled and Non-Scheduled Sites)

(Except as otherwise provided on a DCP).

1. A minimum of 50% of the front yard requirement shall be landscaped, planted and maintained for the full length of the boundary (excluding vehicle entrances). Landscaping shall be required and designed to either screen or enhance the appearance of the on-site industrial activities when viewed from any public space adjoining or non-industrial zone opposite or facing.
2. The minimum dimension of any required landscaping area shall be half the width of the yard in which it is located or 10 metres whichever is the lesser.
3. Landscaping shall be undertaken and maintained in accordance with a Landscape Plan and planting programme submitted to and approved by Council prior to development commencing.
4. These landscaping provisions do not apply to the Development Concept Plans for Part Okauia 1 Block being Part DP7148, Okauia 4B Block, Lot DPS 24315 Block IV andVIII Tapapa SD as identified in Schedule 5 but will be considered in terms of Section 1.4.1 and 1.4.12.
5. These landscaping provisions do not apply to the Development Concept Plan for Part Section 126, Block II Tapapa East Survey District (CT SA5B/22) as identified in Schedule 5 but will be considered in terms of Section 1.4.1 and 1.4.12

3.3.6 Maximum Coverage (Non-Scheduled Sites)

Maximum coverage on any site shall be determined by the need to comply with the building envelope, landscaping, access, parking, and loading requirements or a Development Concept Plan.

3.3.7 Access, Parking, Loading and Manoeuvring (Scheduled and Non-Scheduled Sites)

See Section 9, Transportation.

All internal roading and parking areas shall be formed with an all weather surface designed to minimise dust and noise nuisance.

3.3.8 Derelict Buildings (Scheduled and Non-Scheduled Sites)

If required by Council any buildings and/or structures left unused and in disrepair or derelict shall be removed or repaired within 2 years of the notice being served.

3.3.9 Development Contributions (Scheduled and Non-Scheduled Sites)

Prior to the issue of a building consent where the development has an impact on the provision of services, contributions shall be based on the actual costs incurred to avoid, remedy or mitigate the impact of the development in accordance with Section 7.

Explanation

The character of the existing development in the District is generally low density. Either rural or low to medium density urban form predominates.

Modern industrial processes impose a high density environment and while it is not sustainable to impose coverage rules that require larger site areas to support new industry it is necessary to mitigate the effects of such activities through requirements for separation to non-industrial activities, landscaping and carparking.

The scheduled industrial sites have been specifically identified. In most cases they are substantially developed as the result of various resource consents and Plan Changes. The result of these processes has been the presentation of a concept plan for the development of the sites and an outline of the actions (conditions of consent) that are required to avoid, remedy or mitigate adverse effects on the environment. It is intended to use the plans that have been developed to prestate the environmental bottom line for these sites. Where development concept plans do not provide for an activity as a permitted, controlled or discretionary activity, or where an activity is not located generally in accordance with the plan then a change to the District Plan will be required. In most foreseeable cases this would be a notified application.

The building envelope is intended to provide a transition in the built environment from the predominantly low rise development in non-industrial zones to the bulk of the dominant buildings in the industrial landscape. This will improve the public perception of the general amenity in the industrial built environment and reduce the perception of encroachment that large buildings may impose on less developed adjoining sites.

Landscaping improves the visual amenity and appearance of an industrial area as it is seen from a public or non-industrial place.

It is in many cases impractical to screen the industrial activity completely and the emphasis in landscaping should be on improving and enhancing the appearance of the industrial environment in accordance with Objective 4.4.1 O1.

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