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Policies
A. A range of activities should be able to locate in the urban areas provided that any adverse effects on the environment or neighbouring land uses are avoided, remedied or mitigated.
B. The status and importance of historic and cultural settlements and parts of settlements should not be adversely affected by development.
a. Settlements shall be grouped on the basis of character for the purpose of developing rules.
b. The central business and commercial areas shall be defined within Hokitika.
c. Rules and standards have been developed to provide for a range of activities in the urban character area while ensuring that adverse effects are avoided, remedied or mitigated.
d. To recognise the status and importance of Arahura and Makawhio (Bruce Bay) to Maori.
e. Development of Franz Alpine Resort shall proceed in accordance with a comprehensive outline development plan and design guidelines, so as to achieve a high level of integration of built form, natural values, water resources, heritage and public open space. Where possible, rules have been included in the District Plan to manage the environmental effects of built form and subdivision of this site, by way of Part 5.4 Tourist Settlement Policy Unit. The guidelines, where not reflected in the District Plan rules, will be administered outside the District Plan, by private covenant or other legal method, and subject to the scrutiny of a design committee administered by the developer independent of the Council’s processes
Explanation/Reasons
The settlements in Westland are of a varied character which in turn provides a range of lifestyle opportunities. The form of individual settlements contributes to this character. Some settlements are constrained by sea, rivers or hills, but others have no apparent constraints and limiting the direction of development can be a useful tool in providing the settlement with a focus and preventing unnecessary expansion into the rural area.
Settlement character contributes to the overall landscape form and identity of Westland. Containment of settlements accentuates the contrast between the rural and urban environments. Within the main town of Hokitika, it is useful to identify the central business and commercial area in order to focus street improvements and provide guidance to developers.
To a large degree, current settlement form is representative of the history and culture of an area and changing influences over time. Many of these attributes have significant tourist appeal with resulting flow on benefits to the local community.
The new Tourist Settlement Policy Unit at Stony Creek has been provided to complement the role of Franz Josef as a tourist service centre. It occupies a site that is still predominantly bush clad, and with Stony Creek running through the site. These values are to be retained and harnessed as much as practical in future tourist, commercial and residential development of this area, sensitive to its environmental context. The purpose of Part 5.4, the Outline Development Plan and design guidelines is to achieve a consistently high standard of building and landscape design, both in subdivision of the site and in assisting future land and business owners to manage and use their land in a manner creating an urban environment attractive to residents and visitors. At the time of subdivision consent, applicants will be required to demonstrate how the outline development plan and design guidelines have been promoted in the layout and design of sections (including retention of indigenous vegetation), and what private covenants or other legal mechanisms are proposed to maintain a high standard of building design through changing land ownership and use.
Anticipated Environmental Outcomes
Implementation of the above policies and parent objectives is expected to achieve the following outcomes:
I Protection and enhancement of the distinctive character of Westland settlements.
II Clear definitions of the outer edges of settlements emphasising the contrast between urban and rural environments.
III A vibrant and compact commercial centre within Hokitika.
IV Intermingling of compatible activities within residential areas and increased opportunities and flexibility for activities locating in urban areas.
V A comprehensive multi-use village at Stony Creek, sensitive to its landscape and natural setting, while contributing to the tourism experiences of visitors to the northern glacier region.
VI Development of Franz Alpine Resort which is sensitive to the visual and landscape values of the site, by integrating built and natural environments through retention of indigenous vegetation within the settlement and attention to building design and appearance; use of the natural contour and drainage patterns to service development and provide an aesthetically pleasing environment for residents and visitors; incorporating a network of forested links, wetlands and waterways as significant natural and recreational resources within Stony Creek.
