Hauraki Gulf Islands  review

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Issues and options papers

Onetangi Policy Area

Issue
The Onetangi policy area applies to the area outlined on policy area map 6. The underlying zoning is Land Unit 14 and 17, so both public and private interests apply. Development in the Onetangi policy area is currently controlled via policy area 6 controls and those contained in the land units. (Policy area controls take precedence according to the current Plan.)

For Onetangi, the Hauraki Gulf Islands District Plan currently seeks to:

• Address seasonal impacts, for example, sewerage, refuse, effluent.
• Meet the needs of the visitor industry.
• Maintain the historic context of the existing hotel building.
• Recognise the need for traffic management and adequate parking to service the beach area.

An associated policy area map provides the blueprint for future direction.

• The existing policy area controls are difficult to administer and in some cases are outdated and ultra-vires. For example:
• There are inappropriate roading patterns - through a wetland area.
• Public car parking areas or pedestrian walkways on privately owned land cannot be required unless there is a designation in place or Council owns the land.
• There are cross boundary issues between reserve and privately owned land.
• Development controls exist that are inconsistent and contrary to the policy area criteria. There is difficulty in administering height controls and there are conflicting coverage controls between Land Unit 14 and policy area 6.
• Landscape modification through filling has implications for adjoining Council-owned wetland.
• Provision of activities is limited - there is no retail component and the existing shop has been converted to a restaurant.
• Policy area criteria are quite subjective, for example: "The physical environment is enhanced and the design of any buildings is complementary to the shape, form and external appearance of the old Onetangi Hotel and the general character of the policy area and the coastal environment". It is difficult to determine compliance with criteria of this nature.
• Due to anomalies with the Land Unit 14 controls (dwellings not defined as discretionary activities) many of the Land Unit 14 sites have been unit titled and sold off individually. This has failed to meet the needs of the visitor industry on the island.
• There is no relationship between reserve and land unit as a result of the location of a future road and the landform modification that has occurred.

You may have a better or alternative approach to those outlined below. If so, we would like to hear from you.

• Retain the status quo.
• Council could purchase and designate sites as public space and reserve areas; and define roading patterns.
• The preparation of a concept plan and site-specific controls for the policy area.
• Develop design guidelines with appropriate bulk and location controls that support the concept plan. Incentives could be provided for compliance and reserve contributions. Include development controls within the concept plan areas to ensure consistency.
• Remove the policy area.

Note:

While this issue paper can be read in isolation, it is best read in association with the issue papers relating to:

• Strategic Management Areas and Policy Areas
• Design Issues
• Visitor Facilities
• Definitions
• Subdivision