UNITARY PLAN FEEDBACK REPORT Residential Zones

Introduction Auckland Council recently completed Phase 2 of engagement on the draft Unitary Plan. This was an informal engagement period designed to encourage feedback across Auckland, to help improve the draft Auckland Unitary Plan that is notified later in 2013. Council received approximately 23,000 pieces of feedback on the draft Unitary Plan during the 11 week consultation period. Feedback received on the proposed residential provisions was the most significant as a proportion of all feedback received on the draft Unitary Plan, including 1 proforma feedback forms replicated by a number of groups . A diverse range of views were expressed in relation to the proposed residential provisions, with the Mixed Housing and Terraced Housing & Apartment zones receiving the most comments. There was general support received for the reduction of residential zones under the operative plan framework from 99 to five. Many respondents supported the compact city model, and considered that the success of residential intensification would depend upon good quality design. A substantial proportion of feedback was received on the proposed residential building heights and/or opposing the extent of zoning proposed for high rise housi ng. Notwithstanding this, some support was received for increased heights around centres and that increased heights should be allowed along main roads/transport corridors. Another key theme arising from the feedback was both opposition and support for the proposed public notification provisions. What is covered in this report This report discusses each of the residential zones, and the Retirement Village special purpose zone. For each sub-section a summary has been provided of the draft Unitary Plan provisions as well as an overview of the feedback received. This report will be updated later to include changes that have been made to the draft Unitary Plan in response to feedback received. The process for this is described in section 7. For the avoidance of doubt, this report does not address specific requests for rezoning.

1. Single House
The draft Unitary Plan proposed that the Single House zone would be for suburban, open and landscaped living environments and is applied in many areas throughout Auckland including serviced rural and coastal villages (discussed later in this report). This zone is characterised by detached, low-rise, one-two storey dwellings surrounded by areas of open space for landscaping and leisure environments. It is not anticipated that large amounts of subdivision or multi-unit development would occur in this zone due to the minimum site size requirements. However, there is an opportunity to create a smaller, subservient dwelling within the main existing dwelling, provided the external appearance of a single large dwelling is retained. The draft Unitary Plan intended that the conversion of a single dwelling into two dwellings will

The majority of proforma feedback received related to the residential provisions, although the feedback often covered a number of different themes, for example Terraced Housing & Apartment zone development controls and infrastructure capacity however these matters are directly related.

provide for different family needs or may be used to generate additional rental income without subdividing the property. The activities provided for in the zone were limited to maintain the residential character and amenity of these areas. 1.1 Draft Unitary Plan rules: Single House zone The draft Unitary Plan controls for the Single House zone were designed to provide for a form of development that maintains a low rise, detached form of housing in a landscaped setting, set back from the street. The table below lists the permitted activities in the Single House zone and the rules that intended to control what development would look like in the zone. Permitted land use activities Dwellings (including additions and alterations and demolition) Conversion of a dwelling in to a maximum of two dwellings Home occupations Supported residential care and boarding houses up to 200m per site within an existing building Care centres up to 200m per site within an existing building Control Building height Maximum density Minimum site size for subdivision Front yard Maximum building coverage Minimum landscaped area Impervious area threshold Height in relation to boundary Details 8 metres 1 dwelling per site 500m
2 2 2

5 metres 35% 40% 60% 2.5m vertically above side and rear boundaries then a recession plane of: 35 degrees from southern boundary 45 degrees from east and west boundaries 55 degrees from northern boundary

Privacy

If the habitable room windows of a dwelling are less than 6m away and have direct views of the habitable room windows of other dwellings within the same or adjacent sites, they must: Be offset a minimum of 1m horizontally or

vertically from the edge of one window to the edge of the other; or Have sill heights of 1.6m above floor level; or Have fixed obscure glazing in any part of the window below 1.6m above floor level, or Be on the ground floor level and separated by a fence of 1.6m minimum height.

Outdoor Living Space

A dwelling must have an outdoor living space measuring 2 at least 80m that: is free of buildings, car parking, servicing and manoeuvring areas excludes any area with a dimension less than 1 metre.

Principal living room at ground floor level

Part of the required outdoor living space must be able to contain a square measuring 4.5m x 4.5m that is directly accessible from the principal living room and is flat. Part of the required outdoor living space must include a balcony or roof terrace that: is directly accessible from the principal living room has a minimum area of 8m
2

Principal living ground floor

room

above

Fences

has a minimum depth of 2.4m

Fences in a front yard must not exceed a height of 1.2 metres or 1.8m where the area between 1.2m and 1.8m is at least 75% transparent. A garage door facing a street must be no greater than 50% of the width of the front faade of the building to which the garage relates The front faade of a dwelling or dwellings on a front site closest to the street must be generally parallel with the site frontage and must contain: windows to habitable rooms that have a cumulative area of at least 30% of the area of the front faade (excluding area of garage door) A door that is the main entrance to the dwelling.

Garages

Dwellings fronting the street

1.2 Feedback on the Single House zone There was no strong opposition to the Single House zone in principle. A moderate proportion of the comments received on the Single House zone expressed support for the application of the zone to specific properties or areas. moderate Out of the feedback received, a moderate proportion of the comments sought increased opportunities for subdivision through smaller minimum lot sizes and comprehensive redevelopment opportunities. For example, some respondents considered that the minimum lot size was too large to achieve the Unitary Plans compact city objective and sought a lower 2 minimum than 1 unit per 500m , and better opportunities for semi-detached and terraced housing within this zone. There were some requests for a fine grained review of the Single House zone where this has resulted from a rollover of the Auckland Council District Plan (Isthmus Section) 1999 Residential 1 and 2 zones and the Auckland Council District Plan (North Shore Section) Residential 3 zone, to identify opportunities for areas to be up-zoned. Some comments received on the Single House zone stated that the minimum lot size in the 2 draft Unitary Plan was too low, and requested a higher minimum ranging from 600m to 2 2,000m . Some respondents requested that minor household units be permitted within the Single House zone.

2. Mixed Housing
The draft proposed that this zone would be the most widespread residential zone in Auckland. It enabled two storey housing in a variety of sizes and forms including detached dwellings, semi-detached dwellings, town houses and terraced housing and low-rise apartments. It was intended that the variety of housing types and sizes provided for would increase the supply of housing, help to create diverse neighbourhoods and provide greater housing choice. This zone sought to encourage new development patterns by providing increased housing densities with the highest density levels enabled on large sites with wide road frontages. 2.1 Draft Unitary Plan rules: Mixed Housing zone The draft Unitary Plan proposed a range of controls to encourage a more compact form of development while seeking to ensure a high standard of design and protection of amenity values for neighbouring sites. The table below lists the permitted land use activities and rules that intended to control the form and appearance of development within the Mixed Housing zone. Permitted land use activities Up to four dwellings (including additions and alterations and demolition). Proposals for 5 or more dwellings require resource consent for a restricted discretionary activity Conversion of a dwelling in to a maximum of two dwellings complying with certain controls Home occupations Supported residential care and boarding houses up to 200m per site within an existing building
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Care centres up to 200m per site within an existing building

Control Building height

Details 8 metres

Maximum density

Up to 4 dwellings 1:300m

5+ dwellings no density limit where the minimum site 2 size is 1200m

Minimum frontage/site width

3 or 4 dwellings 15 metres 5+ dwellings 20 metres

Minimum site size for subdivision Front yard Maximum building coverage Minimum landscaped area Impervious area threshold Height in relation to boundary

300m (up to four dwellings) 2.5m 50% 40% 60% 2.5m vertically above side and rear boundaries then a recession plane of: 35 degrees from southern boundary 45 degrees from east and west boundaries 55 degrees from northern boundary

Maximum length of a wall on the boundary: 10 metres or 25% of the length of the same boundary, whichever is less.

Privacy

If the habitable room windows of a dwelling are less than 6m away and have direct views of the habitable room windows of other dwellings within the same or adjacent sites, they must: be offset a minimum of 1m horizontally or vertically from the edge of one window to the edge of the other; or

have sill heights of 1.6m above floor level; or have fixed obscure glazing in any part of the window below 1.6m above floor level; or be on the ground floor level and separated by a fence of 1.6m minimum height

Outdoor Living Space

A dwelling at ground level must have an outdoor living 2 space measuring at least 40m that: is free of buildings, car parking, servicing and manoeuvring areas excludes any area with a dimension less than 1 metre

Principal living room at ground floor

Part of the required outdoor living space must be able to contain a square measuring 4.5m x 4.5m that is directly accessible from principal living room and is flat Part of required outdoor living space must include balcony or roof terrace that: is directly accessible from the principal living room has a minimum area of 8m
2

Principal living ground floor

room

above

has a minimum depth of 2.4m

Where an entire dwelling is above ground level, it must contain an outdoor living space in the form of a balcony or roof terrace that is at least 10m and has a minimum depth of 2.4m Dwellings fronting the street The front faade of a dwelling or dwellings on a front site closest to the street must be generally parallel with the site frontage and must contain: windows to habitable rooms that have a cumulative area of at least 30% of the area of the front faade (excluding area of garage door) A door that is the main entrance to the dwelling

Maximum building length

Where three or more attached dwellings are orientated down the length of a side boundary, after the third dwelling, buildings must not exceed a maximum height of 5 metres for a minimum length of 3 metres. If there are more than three dwellings, the rule repeats

Fences

Maximum height 1.8 metres. Area between 1.2 and 1.8 metres must be at least 75% transparent Take up no more than 50% of the width of front faade of the building Dwellings must have a minimum gross floor area of 30m
2

Garages

Minimum dwelling size Dwelling mix

In a single building containing more than 20 dwellings, the combined number of studio and one bedroom units must not exceed 70% of the total number of dwellings in the building The principal living room and principal bedroom within a dwelling must have no dimension less than 3 metres, excluding cupboards and other storage space Glazing to principal living room: Min. 40% of floor area of the living room Glazing to bedrooms: Min. 20% of floor area of the bedroom

Minimum dimension of principal living rooms and principal bedrooms Daylight to dwellings

Servicing and waste

A building or site containing 10 or more dwellings must provide a communal storage area for waste

Any proposals that do not comply with these guidelines would require resource consent. Council would only grant consent where it is satisfied that the proposal meets a number of tests, concerning matters such as whether the development would have adverse effects on neighbouring properties in terms of overshadowing. With regard to height in particular under the draft Unitary Plan, a developer could apply for up to 10 metres (three storeys), which would be treated as a non -notified restricted discretionary activity. This means that it would require resource consent and it would have to meet the strict criteria mentioned above. Any applications for development above 10 metres would be subject to the standard tests for public notification. 2.2 Feedback on the Mixed Housing zone A small proportion of the comments received expressed support for the Mixed Housing zone, either the application of the zone to specific sites, areas or the general principle of the proposed Mixed Housing zone as a way of achieving greater housing choice and affordability. Of these respondents, some stated that quality design would be important in implementing higher densities in the Mixed Housing zone. A small proportion of respondents felt that the densities provided for within the Mixed Housing zone didnt go far enough, and that the 2 minimum net site area of 1:300m should be reduced. There were some comments received in support of the restricted discretionary activity status for five or more dwellings, subject to design controls. Feedback received in opposition to the Mixed Housing zone focused on the capacity of infrastructure to support a higher density of development, the scale of development; particularly adjoining lower density/historic character areas, concerns over the quality of new

development and loss of existing character, amenity and open space, and concerns over loss of sunlight and privacy that may result from development within the zone. With regard to the proposed spatial extent of the Mixed Housing zone across Auckland, some respondents expressed concern that the zone was too widespread, and others considered that the Mixed Housing zone was sporadically applied. A small number of respondents considered that only transport corridors such as Dominion Road should be zoned Mixed Housing. Some respondents recommended that the Mixed Housing zone should be split in to two parts; for example one part which would provide for moderate infill and another which would enable a higher density in certain locations. The main feedback themes on the Mixed Housing zone related to the proposed height limit, the minimum dwelling size and the notification rules. A moderate proportion of comments requested that the height limit be capped at 8 metres or two stories, and expressed opposition 2 to the minimum dwelling size of 30m as proposed. The other key feedback theme was opposition to the notification provisions. Of these, some requests were received for the public notification rules to be changed to require notification of development control infringements (particularly height limit infringements) and mandatory public notification for applications of more than five dwellings on a site. There were other suggestions for the type of application that should be subject to notification, such as proposals on sites adjoining the Single House zone with a Historic Character overlay and any proposals for development exceeding 10 metres in height. There were a few requests for the non-notification provisions to be extended to include taller buildings, up to 13.5 metres. With regard to the proposed development controls, a number of respondents considered that the front yard setback of 2.5 metres was not enough. Others felt that the height in relation to boundary control was too restrictive and would prevent the development of terraced housing within the Mixed Housing zone.

3. Terraced Housing & Apartment Buildings

Within the draft Unitary Plan, the Terraced Housing & Apartment Buildings zone (THAB) provided for the greatest density, height and scale of development out of all the residential zones. The zone was located around metropolitan, town and local centres, frequent public transport stations and along some frequent transport routes. Buildings of four to six storeys were allowed depending on the scale of centre the zone adjoins and to achieve a transition in height to lower scale residential zones. The purpose of the zone was to make efficient use of land and infrastructure, increase the supply of housing and ensure that residents have convenient access to services, employment, education facilities, retail and entertainment opportunities and public transport. This is to be achieved by providing for a range of nonresidential activities so that residents would have convenient access to these activities and services while maintaining the urban residential character of these areas. The intention was that the zone would promote walkable neighbourhoods, foster a sense of community and increase the vitality of centres. This new form of development would lead to a change from a suburban to urban residential character and a moderate to high degree of visual change.

3.1 Draft Unitary Plan rules: Terraced Housing & Apartment Buildings zone In order to achieve a high built design quality, only demolition of buildings would be permitted as of right in the THAB zone. All other development activities such as additions and alterations to existing buildings or construction of new buildings would require resource consent. With regard to height specifically, the draft Unitary Plan proposed different height limits for the THAB zone, depending on the zones proximity to centres of increasing size. The limits were four storeys next to local centres and most town centres, and six storeys next to metropolitan centres and some town centres. The draft Unitary Plan specified that resource consent would be required for all new development and additions and alterations to buildings within the THAB zone, regardless of height. The following is a summary of the rules governing the form of development within the THAB zone. Permitted land use activities Demolition of buildings Home occupations Supported residential care and boarding houses up to 200m per site within an existing building Care centres up to 200m per site within an existing building
2 2

Control Building height

Details Generally 14.5m (4 storeys), 18m (5 storeys) adjacent to some Town Centres; 21.5m (6 storeys) adjacent to Metropolitan Centres and some town centres. Density determined by design review process 25m where a building of up to 4 storeys is proposed 30m where a building of greater than 4 storeys is proposed

Maximum density Minimum frontage/site width

Minimum site size for subdivision Yards and building setbacks

1200m with min. frontage of 20m 2.5m front yard Where sites in the Terrace Housing and Apartment Buildings zone adjoin the Single House or Mixed Housing zone, buildings must be set back at least 3m from side and rear boundaries for storeys one and two and 5m for storeys three and four

Maximum building coverage Minimum landscaped area Maximum impervious threshold

40% 30% 70%

Height in relation to boundary

Various, depending on site specific factors such as the adjoining zone and the proposed height of the building Privacy determined by design review process Must be directly accessible to principal living room, able to contain a 4.5m x 4.5m square on a flat area directly accessible to principal living room Balcony or roof terrace of 8m with min. depth of 2.4m
2

Privacy Outdoor Living Space Principal living room at ground floor Outdoor Living Space Principal living ground floor Fences room above

Maximum height 1.8m area between 1.2m and 1.8m must be at least 75% transparent Take up no more than 50% of the width of the front faade of the building Principal living rooms must have an outlook of at least 15m, measured perpendicular to the exterior face of the building Bedrooms must have an outlook of at least 6m, measured perpendicular to the exterior face of the building

Garages

Outlook

Floor to ceiling height

Ground floor: 4m for a depth of 10m where adjoining street or public open space Above ground floor: 2.7m where floors will accommodate dwellings

Minimum dwelling size Dwelling mix

Dwellings must have a minimum gross floor area of 30m

In a single building containing more than 20 dwellings, the combined number of studio and one bedroom units must not exceed 70% of the total number of dwellings in the building The principal living room and principal bedroom within a dwelling must have no dimension less than 3 metres, excluding cupboards and other storage space Glazing to principal living room: Min. 40% of floor area of the living room Glazing to bedrooms: Min 20% of floor area of the bedroom

Minimum dimension of principal living rooms and principal bedrooms Daylight to dwellings

Servicing and waste

A building or site containing 10 or more dwellings must

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provide a communal storage area for waste

3.2 Feedback on the Terraced Housing & Apartment Buildings zone While the majority of feedback opposed the THAB zone and its associated rules, some feedback was received in support. However, some respondents expressed concerns that a four storey height limit would be too low to be economically viable. Of those respondents who expressed support for the THAB zone and the compact city principles, many stated that a higher density of development would need to be high quality. Some considered that the design guidelines and assessment criteria for development in the THAB zone needed to be more prescriptive to achieve good outcomes. A number of respondents felt that the controls would provide well for apartments but not terraced housing, and requested that they be changed to more readily provide for that type of development. Similar to the feedback received on the Mixed Housing zone, a high proportion of respondents expressed concern over whether there would be adequate infrastructure capacity to support residential intensification, particularly in terms of transport and open space. Respondents expressed concerns that higher densities could result in a loss of character, amenity and open space in existing zones. Differing views were received on the spatial extent of the THAB zone. Some suggested that it should be restricted to areas immediately surrounding public transport hubs or transport corridors, some stated that it should be limited to the edges of Metropolitan Centres or major Town Centres, and others requested a full review of the extent of the zone, or for it to be removed from the Unitary Plan altogether. As noted above, a number of respondents opposed the THAB zone in specific areas, such as Mangere Bridge, Belmont, Onehunga and parts of Grey Lynn. A number of respondents expressed concern or opposition to the building heights that would be provided for in the THAB zone. Related to this, concerns were raised regarding the potential effects of taller residential buildings in terms of matters such as sunlight, privacy and noise. A number of respondents requested that the height in relation to boundary control proposed for the Single House and Mixed Housing zones be applied in the THAB zone. Some requested safeguard rules to prevent situations where apartments and/or terraced housing are developed on either side of sites containing a single house. There were a number of comments received opposing and/or requesting changes to the THAB rules to allow for single dwellings, alterations and additions to existing dwellings as a permitted activity within the zone. With regard to the notification provisions, where applications are made to exceed the height limits in the THAB zone, the feedback indicated that there was both support (generally business) and opposition (generally communities) to the proposed provisions. Many opposed the notification provisions generally and/or requested amendments to these rules.

4. Large Lot
This zone provided for large lot residential development on the periphery of urban areas, such as Titirangi, Laingholm, the eastern outskirts of Pukekohe and parts of Greenhithe. Large lot development was considered appropriate in these locations because of one or more of the following factors: it is compatible with high quality landscape areas; the land is not suited to conventional residential subdivision because of the absence of reticulated services or there is

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limited accessibility to reticulated services, there are physical limitations such as topography, ground conditions, instability or natural hazards or where more intensive development may cause or exacerbate adverse effects on the environment. To manage adverse effects, larger than standard site sizes are required and building coverage and impervious surface areas are restricted. The permitted land use activities and development controls for the Large Lot zone in the draft Unitary Plan are summarised below. 4.1 Draft Unitary Plan Rules: Large Lot zone The range of activities provided for in the Large Lot zone was limited, recognising the sensitive nature of the rural zone. Permitted land use activities Dwellings (including new buildings, additions, alterations and demolition) Home occupations Care centres up to 200m per site within an existing building Grazing of livestock on sites greater than 2,000m net site area. Control Building height Front yard Side yard Rear yard Impervious area threshold Maximum building coverage Minimum landscaped permeable area Fences Details 8 metres 10 metres 6 metres 6 metres 10% 10% of the site area or 400m , whichever is the lesser N/A
2 2 2

Fences in a front yard must not exceed a height of 1.2 metres or 1.8m where the area between 1.2m and 1.8m is at least 75% transparent.

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4.2 Feedback on the Large Lot zone Compared with the urban residential zones, a relatively small number of specific comments were received on the Large Lot zone. Generally, the feedback did not oppose the Large Lot zone and there was no obvious polarisation of views. Some respondents supported it, either the general principle of the zone or the application of the zone to individual sites. The maximum building coverage rule received a significant number of comments with regard to the Large Lot zone. All respondents opposed the control and/or requested that it be changed. Some of the respondents requested that the control be amended to remove the 2 400m limit. With regard to some of the other development controls, concerns were expressed regarding the impervious area threshold, and some respondents requested that it be increased. Others expressed opposition to the 10 metre front yard setback and requested that it be reduced. A small proportion of respondents requested that the minimum site be reduced to provide greater opportunities for subdivision. Some requested that minor household units be provided for as a permitted activity within the zone.

5. Rural and Coastal Settlement

This zone applies to unserviced rural and coastal villages located outside urban areas in a variety of environments including high-quality landscape areas and coastal areas. These settlements rely on on-site wastewater treatment and disposal. Due to factors including servicing, infrastructure and accessibility constraints and, in some cases, their sensitive character, only limited or no growth is anticipated. The zone intended to maintain large lot sizes so that effective and efficient wastewater disposal could be accommodated on-site, while avoiding potential adverse effects on water and land. Non-residential uses of a scale and intensity that serves the local population are allowed. The permitted land use activities and controls on the appearance of development in the Rural and Coastal Settlement zone are described below. 5.1 Draft Unitary Plan Rules: Rural and Coastal Settlement zone Permitted land use activities Dwellings (including new buildings, additions, alterations and demolition) Home occupations Supported residential care and boarding houses up to 200m per site within an existing building Care centres up to 200m per site within an existing building Grazing of livestock on sites greater than 2,000m net site area. Control Building height Minimum site size for subdivision Front yard Details 8 metres 4000m
2 2 2 2

5 metres

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Maximum building coverage Minimum landscaped permeable area Maximum impervious area Height in relation to boundary

20% or 200m , whichever is the lesser. N/A

10% 2.5m vertically above side and rear boundaries then a recession plane of: 35 degrees from southern boundary 45 degrees from east and west boundaries 55 degrees from northern boundary

Privacy

If the habitable room windows of a dwelling are less than 6m away and have direct views of the habitable room windows of other dwellings within the same or adjacent sites, they must: Be offset a minimum of 1m horizontally or vertically from the edge of one window to the edge of the other; or Have sill heights of 1.6m above floor level; or Have fixed obscure glazing in any part of the window below 1.6m above floor level, or Be on the ground floor level and separated by a fence of 1.6m minimum height

Outdoor Living Space

A dwelling must have an outdoor living space measuring 2 at least 80m that: is free of buildings, car parking, servicing and manoeuvring area excludes any area with a dimension less than 1 metre

Principal living room at ground floor level

Part of the required outdoor living space must be able to contain a square measuring 4.5m x 4.5m that is directly accessible from the principal living room and is flat Part of the required outdoor living space must include a balcony or roof terrace that: is directly accessible from the principal living room has a minimum area of 8m
2

Principal living ground floor

room

above

14

 Fences

has a minimum depth of 2.4m

Fences in a front yard must not exceed a height of 1.2 metres or 1.8m where the area between 1.2m and 1.8m is at least 75% transparent A garage door facing a street must be no greater than 50% of the width of the front faade of the building to which the garage relates The front faade of a dwelling or dwellings on a front site closest to the street must be generally parallel with the site frontage and must contain: windows to habitable rooms that have a cumulative area of at least 30% of the area of the front faade (excluding area of garage door) A door that is the main entrance to the dwelling.

Garages

Dwellings fronting the street

5.2 Your feedback on the Rural and Coastal Settlement zone Generally, the feedback did not oppose the Rural and Coastal Settlement zone and there was no obvious division of views, except as discussed below regarding the minimum lot size. Some respondents supported it, either the general principle of the zone or the application of the zone to specific sites or locations such as Muriwai. A small proportion of comments were 2 received in opposition to the minimum lot size of 4,000m and requests that this be reduced. The majority of feedback received related to the proposed development controls for the zone. For example, a moderate proportion of comments received expressed concern or opposed the building coverage control. In some cases changes were requested, including removal of 2 the 200m limit. Other respondents requested that side and rear yard controls be introduced to retain the open nature of the rural and coastal settlement areas. There were a small number requesting more provision for tourism and recreation opportunities within the Rural and Coastal Settlement zone.

6. Retirement Villages
The draft Unitary Plan sought that this zone would enable the development of retirement villages inside the Rural Urban Boundary of the city. The controls and assessment criteria sought to achieve the best quality design outcomes with a focus on the interfaces with adjoining sites. The definition of retirement villages included accessory activities such as administration offices and medical services. The Retirement Village zone is designed to provide for intensive housing and care choices for older people and those requiring care/assisted living. The purpose of the zone is to enable the development of new purposebuilt retirement villages within the urban area and re-development of existing retirement 2 villages. The zone is intended to apply to sites with a minimum site area of 2000m , up to 3-4 hectares, and can be applied to existing sites or by plan change to new urban areas and large sites being re-developed for retirement villages.

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6.1 Draft Unitary Plan Rules: Retirement Villages The following is a summary of the land use and development controls in the draft Unitary Plan for the Retirement Village zone. Permitted land use activities Retirement villages (including additions and/or alterations and demolition). New buildings are a restricted discretionary activity. Control Incorporated concept plans Details The development controls in an incorporated concept plan apply in place of any of the development controls specified below. 11 metres The height in relation to boundary control in the Single House zone applies in the Retirement Village zone Front, side and rear yard: 5 metres 1. Dwellings must have an outdoor living space that: a. is at least 6m for studio and onebedroom dwellings b. at least 10m for dwellings with two or more bedrooms 2. The outdoor living space must have a minimum dimension of 3m Communal open space 1. Communal open space must be provided at a 2 rate of 6m per dwelling located above ground level 2. Communal open space must be provided within 2 the retirement village at a rate of 8m per unit. Ground floor units are exempt from this 2 requirement where the 8m is provided as additional private open space for the unit. Impervious area threshold Building coverage 60% 50%
2 2

Building height Height in relation to boundary

Yards Outdoor living space

6.2 Your feedback on the Retirement Village special purpose zone The feedback received was generally supportive of the Retirement Village Special Purpose zone provisions although some submitters requested that the zone be applied as a precinct rather than a zone. A number of respondents requested changes to the development controls

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and/or the introduction of site-specific concept plans, some of which already form part of the Auckland District Plan (Isthmus Section) 1999. Some submitters sought less onerous car parking requirements. A few respondents requested that Council amend the Unitary Plan to contemplate retirement villages and their density requirements within residential zones. There were some requests for relaxation of the residential rules to make retirement villages a permitted activity and/or restricted discretionary activity in some zones rather than discretionary this would apply to sites that are not within the Retirement Village special purpose zone.

Conversion of Existing Dwellings

There was significant feedback supporting the conversion of existing dwellings into two dwelling. A number of people said there should be no limit to the number of dwellings that can be created and some requested separate (detached) minor houshold units particularly in the Large Lot Residential zone. There was some concern that the provisions would allow poor quality housing and suggestions that there should car parking provided and that standards of amenity should be the same as for new stand alone dwellings. There was feedback about the potential for converted dwellings to be subdivided (ie a separate title created). Some of the feedback was concerned about the implications. There was also feedback on the size of dwellings, suggesting standards should be applied to the existing and second dwelling. Some opposed the minimum size and some suggested there should be a maximum size on the second dwelling.

7. Next Steps
Councillors and Local Board chairs are having a series of workshops through to early August to work through potential changes to the plan. Interim decisions on changes will be made at special Auckland Plan Committee meetings to be held in public throughout this time, before the final changes are discussed at formal, public Committee meetings at the end of August. Some special Auckland Plan Committee meetings have already been held. Once final changes are agreed at the formal public committee meetings at the end of August, this report will be re-published on the Councils website with details of the key changes to the residential zones. Shortly after this report is republished, the Proposed Unitary Plan will be released for notification, kick-starting the three-year formal consultation process. This will include two rounds of submissions and hearings, before the plan then becomes operative.

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