Land Use & Development Strategy
The following provides an overview of what this chapter is about and key outcomes sought. To view the chapter in its entirety please download the chapter from the attached pdf.
Introduction
In preparing the District Plan and in the review of Kaipara’s Future - Working Together, the Kaipara District Council has recognised the opportunity and importance of providing a clear and planned provision for current and future ‘urban’ (residential and business) development - to meet market expectations. Direction is required to avoid ad hoc expansion of settlements, the under-utilisation of current Residential and Business Zoned land, and to avoid intensive developments in areas which may be more appropriate for lower density or rural uses in the future. Council direction on economic (business) growth areas is also considered in preparing the District Plan.
If land use and economic growth is not considered, the following outcomes may occur:
- Increased fragmentation and development of urban activities on versatile and productive soils (a finite resource) or to sensitive environments (harbour and coast);
- Stifled growth and development opportunities; and
- Ineffective and inefficient provision of infrastructure servicing for economic development.
The outcomes described above have the potential to generate both adverse environmental and amenity effects and result in an increase in conflicts between incompatible activities (e.g. reverse sensitivity impacts).
Council has established a Strategy that provides direction to enable both current and future residential and business development within the Kaipara District, over the period of the Plan and beyond. In addition to this, Council has taken an approach that recognises the current limit of resources to commit to this future development and the uncertainty over when development pressure is likely to require land areas to be available.
In examining future options, the District Plan has recognised the increasingly diverse demand profile for economic activities in the District and for residential choices. Changes in age and community composition, occupancy rates, and attitudes to urban density, the specific aspirations of tangata whenua, and the development of increasingly specialised economic markets confirm that the simple provision of land is not adequate to ensure effective residential and business development.
The District Plan recognises the potential constraints to development. These include physical limits, e.g. limits to development imposed by flood, geotechnical and coastal erosion hazards, landscape, ecological and cultural limitations and the need for servicing alongside and in advance of land use development. This Strategy also recognises that providing a land use development strategy will contribute to the sustainable management of the natural and physical resources of the District. For example, it provides greater certainty to land users on the periphery, and allows the interface of residential and business activities (urban) and the rural heartland to be more effectively managed.
It is anticipated that the provision of identified Growth Areas, will encourage investment and attention to maintain the amenity of these areas. The provision of Growth Areas will also work to limit ‘urban’ development in other areas, and will assist in protecting the values of these areas, including their amenity and character. This approach will assist in protecting rural economic opportunities, contributing to the social and economic well-being of the rural heartland.
This Strategy provides for a range of residential and business development opportunities and future opportunities across the District. It is anticipated that it will be progressively implemented as part of both the current and future District Plans. The areas identified for future Land Use and Development and the type of development envisaged for each area are outlined in Chapters 3A and 3B. In planning for growth a number of outcomes are sought by Council; this includes consideration of catchments surrounding Growth Areas and development of guidelines for each Growth Area. Design Guidelines have been developed for the Mangawhai Growth Area in the first instance.
The Council is keen to ensure that ad hoc land use development is avoided. Council will monitor the development of both residential and business land during the District Plan period, and proposes to initiate Structure Plans for the Growth Areas as demand arises. In addition, Council provides the opportunity for such investigations to be initiated privately, where this will enable individual economic opportunities in these areas to be realised.
The land use development areas identified in the District Plan, referred to as Growth Areas, are as follows, Appendix A (Part E – Maps) provides further detail on the extent of the Growth Areas:
| - Kaiwaka |
- Maungaturoto |
- Mangawai |
| - Ruawai |
- Pahi and Pelley Roads |
- Matakohe |
| - Baylys Beach |
- Paparoa |
- Te Kopuru |
| - Dargaville |
- Tangiteroria |
- Tinopai |
How to Use This Chapter of the District Plan
This Chapter is intended to provide an overview of the District Wide Issues and general management responses to future land use and development demand in the District. This Chapter provides objectives and policies for Council to respond to growth and economic development opportunities. While this Chapter does contain methods, it does not contain ‘rules’. The Outcomes sought for Land Use and Development (how the objectives and policies are implemented) are to be achieved through land use and subdivision rules and performance standards in the Zone Chapters, through Part B and through future Structure Planning of the identified Growth Areas. How Council intends to implement future Structure Plans is demonstrated through the implementation of Chapter 3B, the Mangawhai Growth Area.
While there are no Rules in this Chapter, if you are doing a Plan Change or require a resource consent (particularly if you are preparing an Integrated Development subdivision application), Council will consider how your proposal contributes to the objectives and policies of this Chapter and the outcomes of Chapters 3A and 3B.
Outcomes
- Managed expansion of residential settlements is provided for.
- Consolidation of settlements (rather than sporadic sprawl and ad hoc development) that avoids, remedies or mitigates adverse environmental effects.
- Well functioning residential and business markets that are able to cater for and respond to demand without generating adverse environmental effects, particularly effects from poor infrastructure supporting these land uses.
- Progressive implementation of development areas, in line with growth demand and availability of Council resources, as part of both the current and future District Plans.
- Private initiation of Plan Changes / comprehensive subdivisions (through Management Plans) within identified development areas, to realise individual economic and development opportunities.
- Mangawhai is a key area of residential growth in the District.
- Development of a contained urban area in Mangawhai.
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